Its getting to the point where the rates almost have to be so astronomical that people simply can't afford them. 

It's hard to tell simply from the information provided.

Your best bet at that size is not going to be mezz, most of them cut checks at 2mil minimum. 

Don't cut her out being cheap. 

They cut operations staff down to bare-bones, cancelled over 1,000 listings with no notice, and moved entirely to a revenue-share model (which is why they eliminated those 1,000 listings, as they were non-revenue share). 

I'd think if you do enough business with an escrow company or attorney, they can cut through a lot of that for you.One of the things people miss is unrecorded FHA loan mods.

Manage cash flow by cutting non-essential costs, making the property energy-efficient, and offering flexible lease terms.

That is a major red flag and have immediately cut all of those guys off.

It'll cut cash flow not by much, maybe $75-$100.

It is simply a disclaimer of interest in property.