Plan to make some tenant improvements to push rents closer to market rate for the area.

Here is the source for the commission rate, right from the Sitzler NAR lawsuit judgement (bold text added):"In addition to training, Plaintiffs have presented expert testimony showing that Section 2-G-1 had the effect of stabilizing commission rates.

I recently opened a HELOC and I recall it's at prime for the first year (7.5% currently), and I only paid minimal closing costs.PML or HML I would expect rates >10%, plus points, possible prepayment penalties etc.

No fee's when I access rate is a tad higher.

Key Deal Points:Loan Amount: $88,000Lien Position: 1st position Purchase Price: $120,000Appraised Value: $250,000Interest Rate/Return: 11% annual returnTerm: 5-year balloon (meaning the entire principal and interest must be paid at the end of the term)LTV ratio: 35.2%---Licensed Lending company for contractsRMLO package completed on buyersServicing company for payment

Maybe interest rates will go down. 

The environment now with higher interest rates and higher purchase price does make it more difficult but definitely doable. 

Yes COGO does have paperwork but once you have done your first deal with them it gets easier and they actually show you the scale of points and rates.  

Does Trump's election yesterday, with presumed higher GDP growth and higher inflation (Tariffs/Deficits), which means higher 10 yr and Cap Rates, change timing of CRE acquisitions?

I started at $500 over LTR rates and bumped it up $50 in between each tenant until I felt like I hit the ceiling.