Maybe get 0.5% but your rate is going to be a lot higher.

@Kayla Elliott  Hi Kayla - this was a commercial mortgage loan with a local bank, that held it "in house" after it was issued. 

My wife and I have overhauled our personal budget to reflect the 'pay yourself first' approach (allocate in order: income comes in -> invest -> donate -> fixed expenses -> variable expenses -> fun $$).We are looking to see what experienced people generally recommend for a holding tank for that 'invest' allocation while we target our first real estate deal.What financial vehicles have you guys used that works well for this?

I don’t have a mortgage at the moment in the US.

If they have a good interest rate it might be worth looking to see if you could assume their loan to take advantage of the lower rate.  

As @Jonathan Greene mentioned this is kind of a dated strategy in the new price/interest rate environment.

No fees = higher rates.

Due-on-Sale Clause: Most mortgages have this clause, which could let the lender call the loan due if you transfer the property.

I already have 2 loans on the property with great interest rates that I'm not looking to replace.

Type Line Item Fee Fixed Fee Collected Rents 10% of All Collected Rents New Tenant Search & Onboarding $600 Variable Fees Business Hour Service Calls $90/hour + Materials Cost + Tax After Hour Service Calls $120/hour + Materials Cost + Tax 3rd Party Coordination HVAC Cleaning & InspectionGutter CleaningSpring/Fall Exterior CleanupSeasonal Mowing & Weed TrimmingSeasonal Snow PlowingGeneral Contractor Negotiated Vendor Cost + 10% Oversight Fee