They have various rates to choose from but I am still looking for a bank with better options.

I get to screen for the most qualified (and nicest) tenants and it makes my job easy and enjoyable.

A robust rental market with low vacancies and excessive demand is good for house hacking, while historic belongings appreciation rates can upload to the overall return on funding.

I enjoyed talking to various business owners. 

You can pick and choose from different types of real estate investments without having to do all the research yourself - the fund's sponsor will have already done that for you.DiversificationYou combine your money with other investors' to buy a set of similarly rated assets in different locations using real estate funds.

This investor let me know that since I have a track record of buying 3 properties, that the hard money lender will give the investor a better rate and add less points if I help.

Any thoughts on how far to get outside of "Attraction" areas and still get low STR vacancy rates in this area?

Rates on DSCR are nearly the same as a conventional investment property loan.

The question I have is regarding the current rates… they are either hovering high 6s or low 7s right now.

A cash out refinance to buy more property would put a substantial dent in cash flow with current interest rates.