I was also happy with that as conventional loans at the time were at about 6%.Lowest rates possible will be in relationships with private money lenders.Lowest rates in the public market will be in the form of a conventional loan.Next up you have commercial mortgages that are usually slightly higher than conventional loans but don't have as strict of loan requirements as conventional loans do.Usually a bit higher in rates are DSCR (debt service credit ratio) lenders.

Im not sure which areas you were looking at in Idaho, but I'm very familiar with my service areas which include the entire panhandle and I'm happy to answer any questions if you want to dig deeper.

Hey Mark, here are some quick tips:-Ask about DSCR: Check what's their minimum Debt Service Coverage Ratio (DSCR).

These loans will offer the cheapest interest rates, especially if you're going to occupy one yourself.My advice, if you have the downpayment + income to support the loan, speak to a loan officer to review your profile and see if it makes sense before exploring non-conventional methods (more expensive rates & bigger downpayment/reserve requirements).

A “qualified rehabilitated building is any building:Before the beginning of rehabilitation was placed in service as a “building”That has been “substantially rehabilitated”That is a depreciable propertyClassified as a certified historic structureWhat expenditures are considered to be a “qualified rehabilitation expenditure”?

Additionally, we cover the costs of internet service, as well as landscape and yard maintenance.

Yes, I worked with myself, and I highly recommend myself to anyone looking for concierge-level real estate service :)

Many will require your reserves to be seasoned but not necessarily the DP.

You offer their services at a discount to your clients as your differentiator. 

That sounds risky  if you don't have enough cash reserves.