If the interest rates go up to around 7% again do the numbers still work for the remainder of the loan? 

Both Conventional loans and DSCR loans can offer this flexibility, depending on the specific scenario and borrower qualifications.

I borrowed $30k on a personal loan from Discover for 15% with no fees for a plot of land and paid "cash" for it.

One of the biggest mistakes I see investors making is they forget to address things like HVAC, siding, etc when they have access to a hard money loan.

If you are willing to live in urban areas you may want to talk to a local bank in your market and see if they have any incentives or grant loans for certain areas.  

Approx 5 commercial  properties with total combined value book value 12m .. actual maybe 20-25m?

Review Anchor Loans, they have closed many investors I've worked with.

Kieran, the best bet here is to refinance with a DSCR loan.

Focus on understanding the rental market, conducting thorough property inspections, and leveraging owner-occupied financing options like FHA loans.

Loan officers with 25 years of experience typically are more experienced, and have less time per file, because they have an abundance of files.Loan officers with 25 months of experience typically are less experienced, but have more time to devote to you.I can't write my own loans, so when I'm getting a loan I prefer working with less busy people when I'm doing my own real estate investment, they're more responsive and dedicated it feels like.