@Wes Holmes Just to add a bit more meat to the bone of what others have said:It's standard practice for hard money lenders to require a personal guarantee, but once you have significant experience under your belt, lenders are sometimes willing to drop the requirement for a slight decrease in leverage and/or increase in rate.Regarding extra collateral, lenders sometimes ask for this if the deal is too high risk for them as-is, but you have significant equity in other properties that make it wash.

Other states are landlord friendly and have high taxes. 

I saw it advertise on a major realtor website.

The rebound came suddenly amid still very high interest rate environment.

For example, if you don't like the area in terms of the rental market (ex. high crime area, rural, low cash flow, no appreciation), it would make more sense to just to flips.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

Are interest rates just too high now to buy a rental property?

Run your numbers and stick to them- note that maintenance costs are still high, so pay careful attention to your numbers. 

It can’t get easier than that.LOL the advice given to high net worth individual is to tell them to become an uber driver for a few hours a year?

This will continue to push up the prices.Sales - Months of SupplySales - Median $/SF by MonthDespite persistently high interest rates, the $/SF continued to climb.