Best bet is to try local and credit unions, possibly may have some programs for better rates.

We own the mortgage company so the rate was below market as always.

Create columns for Name, Street Address, City, State, Zip and then contact info: Last Contact, Relationship, Status, Email & Phone.IMPORTANT: do NOT ask people for THEIR business, ask for referrals!

We are planning to hold it for 5 years and bought a rate cap to cover the entire hold period. 

Thank you  The good GCs charge 20% but this does not equate to your savings because the GC will have better contacts, have namer experience coordinating contractors, be more familiar with permit process and expectations of the inspectors.  

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

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score.  Want to get a loan for $250k in AZ

@Noah BaconDo you have contact info for them?

Off market deals usually have nonrefundable deposits and a clunkier process that isn't as suited for out of state people until they have good contacts in the area to evaluate the property (mostly contractors that feel comfortable evaluating projects for you).

When you're talking about interest rates dropping I think you mean mortgage rates but the government isn't getting rich off of those.