with todays  rates , many  borrowers  wont  want to have their  1st mtg  rates   touched ?   

As I would have to move in at least for a year to assume that rate.

Is it Cash Flow, Cap Rate, COC, all three or something else?  

At a glance, it's just Quicken 2.0: advertise a great rate, bury in the small print over $10k in junk fees per $600k borrowed.

Here is what is being considered:SCENARIO 1):1) Parents loan us money at X% rate.2) Loan terms would allow for early payment without penalty (we would get a conventional loan in 2-5 years to pay parents back).

In these cases, interest rates tend to surpass cap rates, compounded by rapid appreciation.

The recent NFL Draft, hosted by Detroit, brought in over 300,000 visitors who's attitudes about Detroit did a 180.Detroit also beat out Miami last year for the city with the highest appreciation rate in the US.It's not all unicorns & rainbows though, as there are still many areas of the city investors should avoid, which scammers keep trying to sell to naive OOS investors.PM us if you'd like to know more about how we've assisted hundreds of investors make logical investment choices in Detroit and avoid portfolio crushing mistakes:)

Here is what is being considered:SCENARIO 1):1) Parents loan us money at X% rate.2) Loan terms would allow for early payment without penalty (we would get a conventional loan in 2-5 years to pay parents back). 

The combination of the market and the current interest rates are making us hesitant, but at the same time we are eager/excited to get ready, and feel we have the cash to do so...

In this higher rate climate it's basically a wash between investment vs. secondary.