Our cash on cash return is essentially infinite as we make money on the delta between the yield of the discounted note that we purchase and the interest rate we pay to our passive private capital partners. 

Is this expected since interest rates are high and listing prices are subsequently dropping? 

You also implied that we don't specifically price deals for our clients and the client's "rates and fees will be much higher".

Connect with lenders and brokers, see what rates are out there, underwrite the deal and see if it makes sense after debt service. 

So I increased my rate to $10,000 with the ability of my coaching students to earn back $5,000 if they completed their homework in betweeen coaching sessions that was geared towards helping them meet their real estate goals.

So with interest rates high...

Head over to bank rate or and take a look at the mortgage calculators, plug in the numbers and get an idea of what the property needs to generate to satisfy the intended debt.You still have to underwrite the deal for the non-finance expenses as well(typically 40-50% of the gross rents). 

They have definitely become more challenging since rates have gone up.

My experience has been that although I outline the requirements for tenancy in my properties, both brokers and PMs still send people who would qualify for most property owners but do not meet my outlined criteria; and then are SHOCKED when I reject them.  

Rates will at some point allow you to refinance.