Rates may still be high, but sometimes they’re more flexible with repayment options than a mortgage refi.Family Loan Structure: Since you have an existing interest-free loan from family, you could talk to them about restructuring or even adding onto it, if they’re open to it.

But in that case, you can't fix what is broken.I've not even seen a great source for knowing exactly what the competition charges. 

These are all good options.

My view is there is more protection on a wrap than a sub to and with the right disclosures and underwriting can be an alternative option. 

While I’ve considered cash-out refinancing or HELOCs, the high rates make these options less appealing.I’m debating between using cash to acquire more SFRs or diversifying into mixed-use retail properties.

For some of my homeowners - I provide them with several options 1. 

I have heard about doing deals with little to no cash down but I'm skeptical about whether creative financing options are truly viable.

I know there are a lot of options, especially since they are family and willing to carry the loan. 

If you're open to expanding your options, you may want to check the Columbus OH market. 

I recommend researching the average appreciation over the past 10 years in your target area to get a clearer picture.As you know, in real estate, ROI comes from multiple sources: Home Appreciation:  Reno Appreciation: Value added through renovations or improvements (usually just in the first year).