The interest rate is about 8.5% but the cash is accessible within weeks and we would only have to bring 10% down for our skin in the game.

Prices are still high and so are interest rates. 

I bought a short term rental in the Poconos in PA in August of 2021 with a 6% interest rate for $290k.

Asked for a blended cost of rates I would be happy with for 6 months based on monthly rate. 

It costs 649k, for which we'd down pay 130k and take out a 15 yr ~6.25% fixed rate mortgage for the remaining 519k.

The interest rates hurt a lot of deals we will not see that rate of rise again for some time..

Their CPA firm's rates are much higher than my bookkeeping rates (they're a firm with staff, I'm a solo practitioner), so for this particular client it makes financial sense for them to have an accounting "team" vs running everything through just the CPA firm.My recommendation is to evaluate your existing needs and how you expect them to change over time, and then do your research accordingly. 

If you have used or know of any lenders offering low low low rates on an ARM, send me their info and what their rate is. 

Hi Neal,I have private clients that might consider this, but it would be at a low LTV max 65% and high interest rate 10+. 

Cap rates tend to be higher and using banks to finance is more difficult, so if you can raise private capital and pay cash, there's lots of money to be made.