What types of rates are typical for private lending? Central TX

[Stone Saathoff]

What types of rates are typical for private lenders in Central TX at this time?

I've been paying 2 points origination, and 10% interest (plus 895 doc fee) on every flip I complete with my hard money lender, which isn't terrible, and he's super easy to work with, but trying to optimize my business as best as I can and I know private money has to be the next step for funding.

I know of some friends who are getting 10% interest, no origination, AND all interest paid on the back end closing, which seems insanely good. But I understand there has to be a reputation and longer track record built up to get to that point. (I've flipped 3 houses at the time of writing, all went well, no late payments)

So the question is, what are other investors seeing as far as rates are concerned? I feel something like 1 point origination and 10% interest would be fair. 1st lien position secured with deed of trust, max loan amount of 75% of ARV.