I will be purchasing the properties in cash, likely from mortgage or tax deed/lien auction.

That doesn't exist folks.

Lastly, plopping down 5% points for a marginal savings on a monthly payment might not be the most effective use of those funds, maybe being able to buy the next a bit quicker would generate a higher return for the cash.and no, I do not believe we will see rates below 5%, and the fed has never had any control over mortgage rates with the fed funds rate as that is the shortest possible rate overnight borrowing between banks.

DSCR purchase loans for existing Padsplit properties that have rental history, AND fix and flip loans that I will need to refinance into DSCR for properties I will turn into Padsplits.   

Just a quick tip -  you can leverage your existing network of title companies, lenders, and other real estate agents to find off market deals.

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Obviously, mortgages are longer than 24 hours so there is no direct correlation between fed funds and long-term mortgage rates.

For example, if their lender drags things out and ends up offering mortgage conditions that are wildly different than what we have discussed then I would be forced to accept those conditions or lose $50k.I have also asked if they could lower their earnest money deposit demand to something more reasonable, which they have refused.

There is a moratorium on foreclosures for federally backed mortgages.

The right wholesaler that knows how to properly calculate a SOW (scope of work) to gain the rehab budget, generate an ARV from local comps and not want to get rich on every deal is NOT easy to find....but, they do exist.