I'll take your advice into consideration in my property search. 

Fast forward 2 months and rates continued to rise very quickly for all loans, but especially so for investment loans with the average quotes coming in at upper 7-8% range.

Are there considerations with doing it this way if we sell?

As an STR, you can utilize sites such as AirDNA to get an idea of what occupancy rates are/projected revenue.From there, I would add take into consideration of finding a cleaner, how much is that going to cost, and other expenses relating to that.  

stating the fact that investors have responded to rising interest rates by pulling money out of real estate funds in record quantities. 

I imagine everyone is dealing with rising rates so this is probably white noise but the rate on the HELOC went from 4.25% to 8.00% in approximately 6 months.

A decent hoa is not bad but a poorly run one can run hoa fees up considerably.

Good point, here is for Florida:$0.70 per $100The tax rate for documents that transfer an interest in real property is $. 70 per $100 (or portion thereof) of the total consideration paid, or to be paid, for the transfer.

25% for flood when creek rises, fire, non paying tenant, roof repairs, tree falls on duplex and insurance deductible is $2500, tenant puts toy down toilet and clogs main line, dog which you did not allow bites someone, disposal stops working, property manager 10%, property taxes increase because they see you did rehab or you changed the title, noise fine as tenant decides to become a drummer, trash bill, ants or vermin and you have to hire a exterminator, mold claim, planning department inspection fail, city fee as business, legal fees, CPA fees, insurance goes up, Imperial Beach business license and landlord permit/ annual fire safety inspection/gas co inspection $1500+, heaven forbit the Coastal Commission says you dumped foul water, to name a few

He has an "Ask Dennis" section on his site where landlords ask questions and he posts the answers, which I always find fascinating to read.Hey @Brian BohrerI understand that it's a difficult situation and one that requires careful consideration.