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Maybe they are trying to annoy people with low rate mortgages on purpose to get them to refinance (conspiracy theory alert)?

I charge a completive market rate while providing a really good service. 

For further context, we are trying to have him be the name on the loan because he would be able to utilize his first time home buyer loan to take advantage of the lowered offered interest rate.

Or a personal loan if interest rates aren't cost prohibitive?

HELOCs are usually variable rate and there may be yearly fees associated with maintaining the HELOC.

Of the conversations I have had with people discussing hard money lending, some seemed opinionated in that the high interest rates and terms were enough to scare them off.

Pittsburgh ranks #5 on Marcus & Millichap’s list of high-yield multifamily markets.Pittsburgh’s unemployment rate (4.7%) has dropped by 17.5% over the past 5 years.Pittsburgh is experiencing a demographic shift.

If you could do it differently, owner occupied is easiest to get a HELOC on and has the lowest interest rates.  

That’s a 0.02% success rate—a 99.98% failure rate.The data couldn’t be clearer: you’re targeting the wrong audience.