Whats your current vacancy rate and longest tenancy in these areas?

Nobody with quality RE wants to give up super low interest rates. 

@Grayson Lynum Regarding Modular, I have gone down that rabbit hole several times, and what I found it, they are not cheaper, just faster, and they look like a modular, due to the transportation limitations, the rectangle box or Prow front on mods tend to have a stigma to buyers, also many of the finishes are very low end. if you site built a very basic rectangle with the same cheap finishes most mods come with, you will be financially better off. and they are not faster, typically from order to occupancy is 6-9 months, I did my last spec in 7 mo. its just not as much work on site, the time is waiting for the factory to get to your build. good luck!

I want to take advantage of the 0% LTCG rate up to 90k-ish MFJ + standard deduction, but if I use all of my capital losses realized in 2022 against all of my income from 2022, I will show zero income.

Here are some steps to help you connect with investor-friendly real estate agents and successfully invest in your first home:It's helpful to have a basic awareness of the local real estate market, including average property prices, rental yields, school district ratings, and area amenities, before contacting agents.

I got some pictures and had someone go look at it for me and I thought surely I could make a go with such a cheap property and make it even  for wholesale if I needed it.

However, she did warn me that both HELOC and DSCR rates are insanely high at the moment, but she said that it's a possibility if I can make the payments.

My rate has jumped from 4% to 10% so it's hard to find something better than 10% to make it worth it.

The current property has a VA loan with a pretty great interest rate (2.375%). 

However, she did warn me that both HELOC and DSCR rates are insanely high at the moment, but she said that it's a possibility if I can make the payments.