Is it really that good given the high premium and lack of ability to change many options?  

Hey @Tom Sehon, Given we are accountants, we cannot promote our services on BP as its against the rules.To help in your search:be sure to find an accountant who is willing to grow with you, and is not too high priced fee-wise.

A lawyer that I know highly recommends him for SDIRA CPA stuff.

Due to the high real estate costs in my area, I would love to connect with investors who have had success investing in long distance real estate or have completed a house hack in the tri-state area.

Refi hustle might be real, but it's doable with the right prep.I have found a good property (for rental income) but obviously the inflated price with high rates makes it an OK deal instead of a great one.

Almost every high dollar deal I have done was working an off market deal as an agent.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

My first house was expensive , rates were high , it was $51K in 1984 .

Good Sponsors should have a portfolio of properties in different regions, and usually select properties rated Class-A—high quality, newer buildings with top amenities and low vacancy rates.    

Solid cap. rate that hurdles the high watermark currently in place with financing rates, going to cashflow the property in due time.