Floating rate loans may help cash flow early in deal, but put a lot of risk into deals. 

They may also provide lower interest rates for long-term financing, especially for rural properties.Hard Money Lenders (HMLs) for Short-Term Financing:For short-term financing needs (for instance, if you need funding for the down payment on an owner-financed deal), hard money lenders could be an option.

Does anyone know of a calculator where I can plug in the additional yearly pay down along with the appreciation rate of my area? 

I think most investors want to win on more than just the interest rate.

@Adedotun Kembi Most lenders will only lend a total of 65-75% on a rental and at much higher interest rates due to the higher risk.

Hence, this is maybe why your occupancy rate is dropping nowadays. 

Those are spray and pray techniques that don't fit with sellers right now because sellers/owners are sitting on a very low rate and don't want to move to go up 4-5 points on their rate.Listings aren't a start now thing as well.

For example, two of my goals are to achieve a certain percentage for my IRR (internal rate of return), and a certain % for my cash on cash return. 

.- in this higher rate market, i find BRRRRs to be challenging because after a high LTV refinance the units have negative cash flow.  

Should I price the land 2 times above market value and offer a low interest rateORPrice the land at current market and use a very high rate?