There are builders that are offering really low rates.

The benefit of this is that you are not paying Hard Money rates so in long term there is a lot of savings going this route.

Charge market rate.

If they have a loan at a favorable rate, I give them additional money to take over the loan.

Decided to pull the trigger finally in RE investing, taking advantage of interest rates and some on hand cash.

This would imply AA has an effective tax rate of ~3.5% for an investment property 

Cap rates:  Cap rates have been expanding, but sellers think they will tighten. 

.💰 Financing is available—10% rates, $10MM+ loans, and builder deposits covering 10-15%—so how are you structuring your deals to minimize out-of-pocket costs and secure takeout contracts?

This means the rental rates are average nothing to write home about, but the increase you'll get in appreciation is amazing, but not liquid until you sell. 

This is tough to do with today's high prices and mortgage rates, which is why so many investors have slowed down or stopped investing until the market turns favorable again.Below is an example of a single-family home in Allentown.