"Collin, why are your rates twice what they were last summer?" 

Most lenders that I work with give Wholesale Rates (vs retail rates when you go directly to a lender). 

There are some great suggestions here on down payment, interest rate, servicing, and underwriting the borrower.  

We raised $4.5 million in equity and got $4.5 million in fixed rate debt from Freddie Mac at a 5.85% rate.

Cap rates:  Cap rates have been expanding, but sellers think they will tighten. 

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

A line of credit is adjustable rate with interest only payments that will have a "draw" period usually of 3-5 years for investment properties (usually 10 years for primary home) then will amortize over the remaining term after the draw period.

Quote from @Kaushik Sarkar: I’m exploring strategies to scale my real estate portfolio given the current mortgage rate Not sure much makes sense at 11%...Ouch....tough enough at 7.5%   Might have to put more than 20% down to finance....maybe 30% in North Texas.   

I guess they are holding you ultimately responsible for pricelabs raising rates.

Fortunately at my rate they have some cash flow and good appreciation.The rates make it rare that the brrrr is the best option available.