You're also assuming an environment of dishonesty and distrust. 

So I've been consider a ration of something like 5:1 LTR-to-STR properties, so that the latter would provide the cash-flow necessary to support pursuing the former.I don't mind the more active environment of STR.

Congrats - thats a great year in a tough environment

They are proud of the way they are currently operating in this environment (or better yet, that they avoided the current environment altogether) and are happy to disclose that they are only 5-10% off their NOI targets, compared to peers who aren't even in the ballpark, and have issued no capital calls or distribution pauses. 

Assuming you find a good development for re-sale opportunity, they are usually easier to finance in today's interest rate environment because the lender will focus on the costs and whether there is a good thesis behind the as complete sale figure.  

It's not uncommon for banks to offer 50% leverage for land and typically banks price both bridge as well as construction debt at WSJ Prime +1 point which isn't far off from the 10% you were quoted in today's higher interest rate environment.

Here are some ways to still make money with real estate investing, even in a higher interest rate environment:1.

Proactive measures such as regular property inspections, scheduled maintenance notices, and post-maintenance follow-ups contribute to a well-maintained living environment.

The new environment will require more creative thinking.

Earlier this year, Jeff White and I put together a few case studies for house hacking in Denver in this high interest rate environment.