We leverage our Realtor and/or handyman (for a set fee) to open doors we own out of state and they also will complete the move-out inspection for us.

Now, our rate is 3.5% but I'm not sure what rate I would get then.

A small fee and possible annual inspections .

I guess my question is how much should our experience be valued at and should we just have a low amount of equity and charge a monthly management fee? 

I have the highest success rate at getting my client's issue resolved over the phone whenever I call them.

I believe that this is due to (finally) rising interest rates deflating asset values, which is highly correlated to the exponential increases in income for top earners like CEOs, executives, money managers, RE investors, and Private Equity Groups.To me, the only logical stance is "rational optimism" (I heard this term from Morgan Housel).

This doesn't mean you're stuck to conventional/ FHA, although those will give you the best terms (lowest down and best rates). there are NonQM options you could look into as well. 

You're right, lots of depressed rental rates right now and I see cranes everywhere so that supply will likely hit in the next 12-18 months.

Here are some common financing options:Traditional Mortgage: Obtain financing from banks with a down payment, paying off over time with interest.Hard Money Loans: Short-term loans with higher interest rates, often from private investors, suitable for quick acquisitions or credit-challenged investors.Private Money Lenders: Individuals or groups offering direct loans, with terms negotiated privately.Seller Financing: Buyers make payments directly to sellers over an agreed period, with terms negotiated between parties.Home Equity Line of Credit (HELOC): Borrow against existing property equity with a revolving credit line, typically offering flexibility.Real Estate Crowdfunding: Pool funds with other investors via online platforms for various real estate projects, offering diverse investment opportunities.1031 Exchange: Defer capital gains taxes by reinvesting sale proceeds into similar properties within a specific timeframe, useful for tax optimization.REITs (Real Estate Investment Trusts): Invest indirectly in real estate through publicly traded companies, offering liquidity and diversification.Joint Ventures/Partnerships: Collaborate with other investors to share resources and risks, leveraging each other's strengths for larger projects.Subject To Financing: Buy a property subject to the existing mortgage that's in place on the property (doesn't get paid off when the property sells).Assumable Mortgage: Buy a property and assume the mortgage that the seller already has in place.Lease Option: Rent a property with the option to buy it prior to a later date.Debt Service Credit Ratio (DSCR): A loan approved based on the income potential of the propertyThese options cater to different investor needs, preferences, and financial situations, providing flexibility in real estate investment strategies.Thanks,

Down the line if you start to have too many properties to self manage, increased rents/lower interest rates may allow you more room to do so.