Of course, it can be almost impossible to validate any rents the seller claims they collected in cash.

Finding deals in this crazy market almost impossible, I know they're out there I just need to pick up the pace!!! 

If you buy without rehab, it will be practically impossible to get a quick cash-out refinance because there will not be a justification suitable for a lender for the jump in value

These style deals were impossible 6 months ago but we're seeing them more now.Last- if your goal is specifically to generate the highest level of cashflow possible you'll have to look at more esoteric management options (rent by room, STR, Travel Nurses) or in markets with more favorable rent:price ratios. 

I know it’s near impossible to time the market so I don’t need to hear that just want opinions on what I should do.

Ideally I’d like have rent cover a good part of the mortgage but seems nearly impossible in the current market situations i my area with high property cost and high interest rates?

Not impossible but really difficult - you're paying someone for that "value add".

Ryan PearlmanHELLO, being that you do not have any experience in RE it will be impossible.  

This is usually impossible on existing construction, so a tub & panel system is next fastest.

That will be your biggest problem, as my connections have always told me that its near impossible to find a lender that does them.