Another post on Rates. Where I'm at & Where are you at?

[Ed O.]

It seems like the rate environment has finally crested for sure. 

Previously, I borrowed where my rate was the 5 year treasury plus 2 points. When the 5 year treasury fell too far, the bank doing this told me they were at the floor. This rate for me was 3.3% on a 5 year balloon with 20 or 25 year ams. These have been bank portfolio loans. All, at most, have had minimal fees - $500 for origination, etc. 

I closed a cash out refi this past week at a miserable 8.25%. The lenders I have historically worked with have not punished my rates for new construction, cash outs, etc. They've held to 80% ltv, which is fine for us.

I've got another lender now offering 7.49%. 

Where is everyone else at? 

I'm not interested in secondary market loans as they're a totally different animal. I am interested in DSCR loans, portfolio loans, or any other product that could work for me.

Thanks!