What interest rate range do you typically offer? 

I see a lot of marginal deals (12-18% project IRR) being marketed by less experienced syndicators and I am worried that their passive investors will likely lose money as cap rates start to decompress (and cap rates will decompress - it's just a matter of time).

The rates and home prices make it very difficult to not have negative cash flow.

One thing to take into consideration is.. if you buy the property with an LLC your interest rates will be higher. 

Very high interest rates, Easy times to find deals with conventional loans and hard times and recently the housing bubble / crash.  

Also worth noting...I don't know that I'd say DSCR rates are insane.

Love the time in the market piece because you'll hear so many people who have never bought investment real estate ask why "you're buying when rates are so high" etc. 

Once we determine the rental value, we aim for a monthly payment to the seller at approximately 50% of the market rate.

The rate is the same or slightly higher but comes with a $9K discount per house.