The main question I have right now isWhat are investors doing currently to finding the highest COC return with their buy and holds with the higher rates?

(this description excludes other variables such as inflation, mortgage rate drift, etc

They appreciate at a greater rate, do not have HOAs, and have greater rental demand and tenant retention. 

Only way I’d consider this is if they also pay a deposit, sign a solid lease and I’d be charging more like it’s STR rates.

Stockton rate of appreciation is comparable to areas like Sacramento though price points are lower. 

If interest rates go down, Refinance.

While the standard Chiacago Association of Realtor's City of Chicago 2023 lease is updated and compliant with new 2023 security deposit rates and local ordinance, we always recommend implimenting an additional "overlay" or addendum that helps protect the landlord against many things that the standard lease cannot standardize that many landlords would like to, like no smoking.

Hopefully it's temporary but the return rate is now below 2%.

(generally takes 60-90 days to close an assumption)I purchased my most recent primary residence with a an assumable VA loan and am saving about $1,100 per month on my mortgage payment compared to a loan written at today's rates and I am also enjoying about 2.5x the principal paydown per month as well!!

Those loan products have higher interest rates.