It seems to be declining,  measured by median, day on market, etc.The last batch of people who can afford to buy before interest rate hike has already done.

We can't afford to flip on our own and she is the only investor I know of at the moment who would actually be able to move fast on a deal but I feel like I'll never find the perfect deal for her. 

For the record, it's not my 1st rental, but I just haven't bought either one using any conventional products.

I can afford to long term hold.

The potential seller isn’t looking to sell her house but has another which she received from her father after his death earlier this year and says she cannot afford 2 mortgages.The woman says 40k is owed on the property, ARV is between 140-180k.

Otherwise it’s a pretty good product overall.

Let's pretend here and Say you could do your own Renovations and qualify for a loan and can afford the PITI including PMI.

Problem is anyone who can afford $2k/month in rent can easily afford a $200k house.

Odds are the conflicting information is most likely talking about different markets/products/price points/area grades etc.

You need to really figure out what product type and then do a deep dive into the market to see if it is even feasible.