So you can expect a discount to get to that point..

Many of these were lost in tax sales, and the ones that they got re-performing underwrote loan mods at low single digit interest rates during ZIRP and could not resell them at a profit once interest rates were hiked.

At times you can find discounts in marketing to this niche. 

Sounds like this is at a discount.

No pocket listings = agents aren't even calling for new leads anymore, rising interest rate has nothing to do with an agent's ability to generate leads.If you mean multifamily apartments, 5 units and up, some of those agents will know, but not many until you are over 10 units which are more listed by only commercial brokers which I agree do understand seller finance.

Rising interest rates, slim margins, and unexpected costs can kill a deal fast.

If so you may have some full doc options which have the best rates typically and terms.Like others have mentioned you have DSCR loans too but this only allows you to purchase non owner occupied properties (not primary residence or second home occupancy type properties).

I was able to negotiate about 10% discount that was purely circumstantial, I'll let time do the appreciating passively instead of running a 6 months construction project with holding cost.

As of this morning, WSJ Prime is 7.75%, so I would expect the rate to be over 8% at the very least.

I'm interested to hear about this due to rate hikes and optimism in the real estate world coming in the year ahead!