Savings accounts and treasury bonds are paying decent interest rates right now, so if OP needs a year to save up more he actually has options for the first time in years. 

Cash Flow is the most valuable part of any business and getting the use of the cash that you don't have to leave with the Treasury Department is like getting a free loan from the government.

Could you make more than that buying an investment property with 25% down ( roughly 100k down if im not mistaken ) , put a downpayment on your hobby farm, and throw the rest into 3 month treasury bills /whatever ?

Unfortunately, real estate is often messy so I can't say I'm too surprised, so I'll do what I can to talk through each thing.The rate float is not uncommon, as we've seen the 10 year treasury fluctuate a bit the last month or so, so I wouldn't be surprised if they had originally quoted something (guessing low 7s?)

It needs to be higher then the US treasury for it to make sense. you would be surprised how few people, particularly brokers, can comprehend that  Current US Treasury is at 5.085%.... does that sound right?

Treasury Bonds:Assumptions: A very safe investment.

@Paul MerriwetherCap rates are typically 1.5-3pts above 10 year treasury, but also recognize their is significant lag or delay for cap rates to respond For example when ten year treasury rates rose from 2003-2006 it was not until 2008 when cap rates rose.

We have great +750 credit scores, a +6 month emergency fund, money set aside for the down payment (both emergency fund and down payment are cash sitting in a high yield savings and rolling 4 wk treasury) in addition to a taxable brokerage account I have built throughout the years in the event we need to leverage it for a pledge asset line.

In these cases, I would look at that as a deferred down payment, so you have time value of money as those funds can sit in a Treasury bill or high yield savings, or be invested elsewhere based on your risk tolerance.

Banks failed from buying US Treasuries...