We have also had, historically, a 5%-ish difference in rent rates when renting out in December and January as opposed to other months.

Especially with the sub 4 percent rates last 20 years! 

They want to send me to the commercial loan department where the rates are awful, closing costs are high, and the requirements much more robust.What if I just get a second-home construction to permanent loan, wait 12-16 months for it to be built, spend another 90-120 days furnishing it, and then refinance into a traditional 30 year fixed as an investment property?

It's mostly cap rates and CoC. 

Just looking simply at rates may trap you in a way..

Others may disagree, but I would highly recommend paying off all of our debt and increasing your savings rate before investing. 

He is looking for $290,000 but realistic offer price with the current interest rate and other expenses is closer to $260,000. 

I didn't buy anything and I tried to have at least one good conversation at every one.Hope this helps - happy to help further.

Also, remember that interest rates are also negotiable, and the seller gets all the money from the interest. 

Hi Ally, at what rate you're going to borrow money against your house equity.