Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score.  Want to get a loan for $250k in AZ

The Fed rate cuts will eventually help bring down mortgage rates.

Ideally 70-75% LTV and sub 7% rate.

I'm currently pre-approved but my lender gave me a "mid-level rate" which I believe isn't my actual rate since I haven't chosen a property but me not being as educated on the behalf and thinking it was my actual rate I decided to rate shop a bit.

No fees = higher rates.

This sudden jump in rates has not fully caught up with market cap rates yet since especially in the commercial and multifamily property markets, transactions typically take 6 months to transact, creating a lag effect between interest rates and market cap rates since interest rates adjust daily.

We are planning to hold it for 5 years and bought a rate cap to cover the entire hold period. 

I would say anyone who has done 5 flips is experienced and that success rate should be closer to 90% and up.

Quote from @Jimmy Rojas: I live in Arizona and homes here are sky high, youd be lucky to get %6 interest rate, I would be a 1st time home buyer, apart from being 1099 employed would Trumps real estate plans benefit the little guys like me? 

Everyone has a timeline of when interest rates are going to change.