Naturally he is a bit upset , and says that we can go right on to the next job .

You can also expect the buyer to sue you for specific performance (court order to complete the sale) along with any damages like alternative housing, storage of his household goods, additional moving costs, etc.Unless there's something you're not telling us, it sounds like the broker did his job and got you an offer you accepted. 

Rates have not been "artificially" increased, they have been NATURALLY increased due to capacity issues.

Alternative to that would be truly self-directed Solo 401k plan, which is exempt from this tax on leveraged real estate. 

If you are truly trying to be of service and being honest, then you shouldn't have any difficulties with the ethical nature of it.

Although I'm an introvert by nature, I believe networking is one of my strong suits when it comes to the real estate business.

I agree about Hard Money. that is my last resort. that's i wanted to ask for alternative routes here before i go down that path.

But in a natural disaster, you need to take what it normally costs to rebuild a home and double it.  

Given the relatively riskless nature of government-backed loans and the current spreads between 10-year and 30-year rates, the cost of 30-year fixed rate mortgages could come down an additional 10-20 basis points in the coming weeks.

Either way cycles are a natural part of free markets and we might be entering a very different one soon.