There was just a BP pole that rated NC as one of the top growing investment markets. 

If you are doing it yourself with the current interest rate environment, like Bruce said, it'll be a functionality of how much you're leaving in the deal.

While I know Brandon and his team has experience, the going in cap rate is very low for MHP (I was told mid single digit).

I work with some builders and they have 2-4 units with rates in the 4-5% range.

Nobody knew interest rates were going to go  shoot up (and nobody knew we were going to face a global pandemic).

@Jaren Taylor, not sure if this is why you talk about raising all cash, but given most deals are trading in the 5% cap rate range, and agency debt is 6.5% while balance sheet debt is closer to 7%, I whole heartedly agree that all cash is the ideal capital structure for many properties today, if your goal is to maximize overall returns for your investors.  

Will interest rates go up or down when Freddie/Fanny are 100% privatized?   

@Nathan Harden- agree about OH ....I went to school at Miami U and lived in columbus area for a few yrs  ...many friends that still live there ......I live in Seattle proper ( near  Magnusson Park ...also  own  2  properties in Mason County ......father in law lives on  close to 10 acres close to downtwon Medina so we will be dealing with  figuring out the  best thing to do with this  as he gets  older ( he is  83 now) ...stay in touch

I wouldn't touch your current loan unless rates drop 1-2%.

Especially in today's high interest rate environment, a low income buyer is usually going to be better off renting than buying.