Reading data from Firestore database on Web app

I am so very lost on how to simply read records from Firestore.

I have a single collection called properties. In it, I have several documents all in the same form (all have name, and category). That’s it; no subcollections or anything complex.

I have set the rules as follows (many matches for testing):

rules_version = '2';

service cloud.firestore {
  match /databases/{database}/documents {
    allow read;
    
    match /{document=**} {
        allow read;
    }
  
    match /properties/{document=**} {
        allow read;
    }
    
    match /properties/{propertyid} {
        allow read;
    }
  }
}

Then, I have my web-based Expo app with the firebase npmjs package installed. I have initialized my Firebase app, and called getFirestore to grab a database instance and all called signInWithEmailAndPassword and signed in with a test account I set up in the Firebase console.

Finally, I want to grab all documents from the properties collection and display them on screen, so I wrote the following:

const query = collection(db, "properties");
const data = await getDocs(query);

I’ve also tried getting a specific property (I copied the ID from the Firebase console, so I know it exists):

const query = doc(db, "properties", "9sRm1TLWAIpYiZLfWPvo");
 const snapshot = await getDoc(query);

I am also doing the following:

1. Printing out the user credentials that I called signInWithEmailAndPassword. I see a large object with my uid, accessToken, etc.
2. Printing out my db variable (comes from this.db = getFirestore(this.app);). I see the correct information: firebase start options (apiKey, authDomain, projectId), my authentication credentials (current user uid matches what I see in the previous auth log, my auth object is filled out, etc. etc. (everything looks normal)

However, whatever the heck I try, I also get “Missing or insufficient permissions”.

I’ve also checked my rules with the “Rules Playground” on any document under /properties and get successful simulated reads, both unauthenticated and authenticated.

What am I doing wrong and how can I just get a list of all documents in that collection? That’s literally all I’m trying to do.