A cool thing to offer though is if a tenant in a multi-offers to cut the grass instead of a vendor and just allowing them a credit per grass cut. 

@Patrick Philip Keep in mind banks will price there construction debt based on the Fed rate & expect to pay WSJ Prime +1/2 to 1 Point so 10% is not bad from an alternative lender at this time.

Is the grass real?

Interest rates will not go down unless the FED's #1 target goes down....and that is inflation. 

You might pay $200/mo to keep the grass cut in the spring and summer months.

So in theory the rate should move down to 150-200bps at least for them "to survive".Will the Fed do it ?

If you do otherwise, you are lying to a financial institution, a serious federal offense.If the loan is not backed by the fed, you can do whatever you and the bank agree to. 

For example, if Fed is increasing rate to 5% while cap rate is still 9%, it would have different result compare to when Fed increase the rate to 5% with the cap at 3-4%. 4.

I make a protein shake every morning to freeze then put it in the Ninja and turn it into ice cream at night. 

See Garnett,132 T.C. 368 (2009), and Thompson,87 Fed.