Set yourself up as a serious investor and find yourself someone who has a track record of closing deals (just look to see who represented buyers on recent commercial deals in your area...not rocket science). 

they used to sell to investors but have changed  their model and are keeping most all of them as section 8 rents sky rocketed in that market..

Ford, Rocket mortgage, Beaumont hospitals and more.

This isn't rocket science.

@Chandler Kimble two lenders told me 5 percent and one was through rocket mortgage.

As prices rocket and affordability drops, a market more like stagflation will set in of increasing prices, lowering volume, and an extension in time for the situation out possibly decades.

You can do this, it isn’t rocket science.

Jack,  why sell if rents are going to sky rocket .. and move to areas of the country were rents remain stable IE don't raise much and the renter class is already totally entrenched IE 50% of the population or more rents compared to west coast were that number is quite albeit less. ???  

If rates went back up to 5% the U.S. governments budget would sky rocket.

Eventually this is pushing me towards out-of state investing.Also I am not really looking for places that has already sky-rocketed like Austin, TX.I don't really have any set budget, I don't have a lot of money for buying "as-is" properties that cannot get a conventional loan.