IMHO you made a huge mistake in offering to drop the rate....let her leave and find a new tenant that will pay what the market rate is currently.

Try to go for cap rates lightly better than market, but not much better as had bad experience with super high yielding props.  

Home prices remaining elevated despite rapid interest rate spikes is a very good indicator for how out of balance the market currently is.

I’d be getting a better interest rate than market and the purchase price difference is negligible so I would actually cash flow more in the bond for deed scenario.

Congrats on taking the first step, usually people get hung up on only one strategy, and the best way to start your real estate investing journey is house hacking with lower down payments and interest rate since it is a new primary residence, especially since you can probably rent out your primary and cash flow when you move out.I'm a local investor and realtor here in Denver metro, and I've found success with house hacking here in Denver for myself (rent by room, Airbnb, Section 8, LTRs, etc) along with my clients too.

They are doing a 30 year amortization, 10 year balloon, 7% interest rate and 15% down.

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@Darian Richardson80% LTV Rate & Term refi would likely work here.

With interest rates being so high and it being a condo I pay just under 3k/month.

This rate depends on how fast you're running the dialer, the type of data you're using, the number of times you have cycled the list, how many DNC's have been removed, etc...