The fed funds rate does not drive mortgage rates...the 10-year treasury rate does and it has already adjusted based on market expectations for future fed rate increases. 

The Fed is even looking at reversing Quantitative Easing in the future by buying selling away their treasuries for our money and pressing delete on the computer with the digitally-created dollars. 

You must be able to demonstrate that you had the intent to hold your relinquished and your replacement properties for rental, investment, or business use in the event you are audited.IRS Treasury Regulations do not require investment property to be held for any specific period of time for 1031 Exchange purposes.

I think you really need to research what this bank investment promising 5% is. 5 year treasuries are 2.5% so whatever they are promising at 5% must come with the risk that you could lose your investment.

If you want to disprove it, contact the Board of Accounting with GAAP and the AAI and FDIC, the Treasury Department, IRS, CFPB & your state RE departments and see how far you get.  

One of the best and safe investments is US treasury notes or physical gold. 

I've been using Treasury Bills for this.

If 10 year treasuries were paying 5%, then you would want to get a significantly higher return on a riskier investment. 

If you have 5 years left or 10 years left it would coincide to that U.S Treasury.

Term: 20 yearInterest: 5.5% Re-pricing every 5 years at current treasury rate plus 2.7%