I’m willing to give a pretty significant interest rate for a private lender who is willing to fund this deal for me.

Expect a higher rate and/or fees with these types of programs.

Or are things like cap rate, cash on cash return and cash flow more important than the amount of rent you receive?

Rental rates are holding strong, which is promising for investors.

I have thought about doing a HELOC but I feel like I am just creating another payment at a higher interest rate.

What is the going rate for a 3 bedroom detached?

I see a slow slog downward until we hit the balance point mostly because the rates will remain elevated 6%+ for another year at least.

Many properties are unrented, even at heavily discounted rates.  

The home was purchased using an assumption loan with a 2.2% interest rate!

Just got off with an investor who was about to wire us money from Yieldstreet but his account with them is now frozen until further notice.Apparently they use a third party to escrow all funds and that company has just filed for bankruptcy.This is really unfortunate for those investors who are exposed.