I'm leaning towards traditional lending withh the new home builder because they're offering 5.5-5.99% interest rate. 

+1 for Florida :)I am closing deals currently for my buyers that are cashflowing and appreciating despite the rates!

As someone who has been working with investors for quite some time now some advice I would give you is to learn the lingo & things to learn1% rule75% ARVHow to calculate ARVHow to run rental compsHere is a fantastic website I use for all of my in state and out of state investors.Use this rating and classification system I have created over time to get an idea of the "Class" for the area - A class B class & so onhttps://www.areavibes.com/Here is my rating & classification for each livability score. 80 and above A+78/79 A76/77 A-74/75 B+72/73 B70/71 B-68/69 C+66/67 C64/65 C-60/63 D59 and below F

Aaron,No you will not find a Bank/Lender that will go into 3rd lien position if you if did I would not want to see that rate in terms of "High".

@Jim Miller Lenders tightened requirements and limited products since rates went up.

Most note investors originate new notes or purchase existing notes (sometimes at a discount to principal)..  

Even with the ban on new short term rentals, long term rentals are yielding incredible cap rates.

Should take the opportunity and ask the bank to renegotiate the purchase price at a deep discount? 

Quote from @Brandon Slaubaugh: If Duck Fund doesn't work out, I often find EMD for wholesalers.Reach out if you need funding.I would love to know more, such as rates, do the lend in NYS etc. 

If you can positive cash with today's interest rates, and you buy in a growth market, then you'll have a winner.