The key thing to know about doing rental arbitrage is the thing you're missing out on is the ability to deduct appreciation of the property itself since you can't depreciate assets that you don't own.

My goal is to have a mixture of cash flow and appreciation properties.

Appreciate it Bruce, I'm mostly interested in cash flow and appreciation, buy n hold for now.

Any insight you all have would be most appreciated!

You could say they are FDIC insured to an extent but claims to be made whole on a failed bank to get reimbursed by the FEDS can take a very long time in some cases.The NNN even if return was 5% you have hopefully property appreciation value long term, tax depreciation against the asset, rental increases, etc. you do not get with the bank.So my clients unless they are buying say a 6 million and up single tenant where I can land 7 plus cap rate above the debt a little those smaller deals sub 4 million do not work unless they are paying all cash or have a tiny loan like 25% LTV so the high interest rate does not affect cash flow that much.So what if someone HAS TO buy with 1031 for large taxes. 

Hi Tim, Simon, Jason and Samuel,I appreciate your sharing with me and I'm grateful for the links Simon. 

Typically very little ROI, and not much appreciation either.

I really appreciate all of the responses, thank you!

I appreciate the feedback and guidance!

I appreciate you reaching out and thanks for the welcome!