Nobody with quality RE wants to give up super low interest rates. 

As you said, finding profitable investment properties is a challenge right now especially with interest rates at 7%-8%, and that challenge exists in many markets. 

Here are some steps to help you connect with investor-friendly real estate agents and successfully invest in your first home:It's helpful to have a basic awareness of the local real estate market, including average property prices, rental yields, school district ratings, and area amenities, before contacting agents.

With inventory tight and demand high sellers don't have much reason to give a discount.

My rate has jumped from 4% to 10% so it's hard to find something better than 10% to make it worth it.

The current property has a VA loan with a pretty great interest rate (2.375%). 

However, she did warn me that both HELOC and DSCR rates are insanely high at the moment, but she said that it's a possibility if I can make the payments.

There is a high percentage chance that those closing costs are actually going to buy down their interest rate.

However, she did warn me that both HELOC and DSCR rates are insanely high at the moment, but she said that it's a possibility if I can make the payments.

I've picked up from a few others on the forums the banks rely on the fed rate for their construction rate financing, and this seems to be where the rate currently exists.