With higher interest rate and negative cash flow currently i won't be able to hire property management and planning to rent it out myself.

Kent and Ottawa Co. are experiencing fabulous appreciation rates since COVID. 

Most work this way BTW Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

One question I like to ask when I interview PMs is asking for their current occupancy rate, which I think is a key metric.

This includes mortgage payments, property taxes, insurance, maintenance costs, and property management fees.

I’m closely monitoring a few tenants as we speak. 1 requested to pay this Friday after payday due to a job change. 1 is $200 behind from last month. 1 got a rent increase but still has this month at the previous rate.

Why not buy a place (assuming you can get a mortgage) and rent rooms out? 

These properties are valued on cap rate and NOI.  

It's been a difficult time with the rates where they are

Being a "bank" usually payoff in the long run, the best returns I still have gotten in on Mortgage notes (assuming they goes well)