Interest rates range from 4.12% to 6.5%.

I figure it could be a decent time to buy soon while it seems to be somewhat of a buyers market given high rates as I could be cash buyer.

I will assume the same rate of return for reinvested money. 

So, with that your buyer will likely have to go with a different route than a conventional loan which will likely require a higher down payment and have a higher interest rate. 

HMLs would be able to fund the entire deal and give you money for the rehab; however, this would come at a higher interest rate (5%-12%). 

Wait for the intrest rates to drop a little?

My broker couldn't get me my typically personal rate since it was so close to businesses and the homes are in my LLC.

I've seen it done two ways:Flat rate lease - The operator signs a lease for a flat rate and runs the business collecting their rent and care fees from the residents. 

Don't worry about the rush to buy "before prices/interest rates/XXX" rise" there are always deals out there you may just need to be patient and wait until the time and right property comes along.

You can't trade Time with interest rate.