I'm seeing similar however if you like ARMs I've seen 4.875 on a 7/1

I finally figured out they were caused by the watch on my husband’s paralyzed arm brushing against it. 

I am also looking at 5/7/10 year ARM's in order to improve COC as well as ROI.

Commercial rates are usually 5-7 year ARM, amortized over 20-25 years somewhere in the 6%+ range.I have also seen a few commercial lenders that offer a 30 year fixed program but the rate was over 7%.

I am also open to flipping if the deal is right but prefer to hold the property as my priority.For my current paycheck, I am in Senior Management at New Era Cap as a Program Manager of digital programs.

I felt overwhelmed at times so I got quotes from contractors and they were going to do what I was planning, but charging me an arm and a leg. 

Just keep in mind this document is something you are always updating so keep a digital file handy.

@Omar Khan I bought all the properties using a rehab loan from the bank using 20 year amortization 5year arm.

You may need to have paper involved every now and then for things like a Pay Or Quit notice, but you can scan and keep a digital copy.

And is that the reason that finding deals that cash flow at double digit returns get harder and harder to find?