Interest rates are rising, but from historic lows. 

Make sure you get your hands on the historical financials and a current rent roll and perform a rental comparable analysis to determine accurate, post-renovation rents. 

And start building a relationship with them.Good Luck.

Loan and Finance LLC" Pay off a property we currently own and have financed with a bank.Have a bank that we have a fantastic working relationship with write a new loan with the terms I agree to, knowing that the property will be 'underwater' and the length of the term is crazy long (like 30 or 40 years).After the bank funds the property loan to my Property Ownership LLC, use the funds to immediately buy the loan from the bank with my "Main St.

This scenario is more likely with small banks that you have an established relationship with.

These numbers and ratios aren't out of line with recent historical sales numbers over the past few years.

For sellers It always depends on your situation but its still a good time to sell with plenty of buyers looking and historically low interest rates.

Then you can build relationships with them and they could potentially have some leads for you down the road. 

Getting into a "partnership" with a developer or builder that you don't have a relationship with can be a risky thing.

Join a local RE Club, build a relationship with experienced investors and birddog for them.