Cap Rates at 3%, Interest Rates at 0% (Libor), worth investing?

[DongHui Patel]

Syndicates are paying at 3% cap for properties, they are paying interest on the property at 4ish % including buying caps etc.

For cash flows- if your debt is at 4.5% and your cap is at 3%, youre negatively leveraged. So coupons are not going to come to fruition. 

Once the interest rates go up, how is this sustainable for disposition? 

Interest rates go way up, you cant really exit with a good profit?

Someone prove me wrong?