With the landscape of today's interest rates how would you go about marketing a property for sale that has an assumable loans?

My cash flow is not great because of high insurance rates and HOA fees.

Get a 6% cap rate is the market now unless you get in the rougher areas when it might go up a percent or so.

The local vacancy rate almost 0%, a great need for rentals.

But with the new high interest rates it is very hard to decide if I should wait or bite the bullet.

I had owner finance $3,000,000 dollars, 4% interest rate, 10 year term.

And what rates are people paying? 

My interest rate was just over 3 percent. 

Moreover, new built homes are underpriced with so many incentives like rate buydowns, flex cash and cash off the purchase price.

After sitting on the sidelines trying to get into real estate investing for several years, I have the opportunity to purchase a 1 bed, 1.5 bath home in a desirable part of the California desert.The purchase price is $299,000 with a 7.3% interest rate and 3% down.