Many of these lenders allowing 2nds behind them are more expensive capital (10's - 13's in our current market [high rates - but now showing signs of coming down]).

If so what are the interest rates on those debts?

I don't think you can say a place is doing "very well" when they're among the poorest cities in the US and has among the highest foreclosure rates in the country.

These types of low down payment no equity transaction have a horrendous default  rate way over 50%  

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score.  Want to get a loan for $250k in AZ

The maximum fixed-rate period seems to be seven years, and there is generally a balloon payment at 10 or 15 years.

From Brooklyn to Florida and Mississippi, your expertise as an investor, agent, and designer is impressive.We’re excited to have you here and look forward to learning from your experiences as you work to change lives through real estate.

4) Keep my money in a guaranteed savings account making 4.5%, until rates drop more or something changes, and the numbers are better to make a move?

I believe in this so strongly that I have even once confronted a large advertising client about this issue when I discovered they had language to this effect in their terms of use in the past, and asked them to change their policy, at risk of material revenue loss to our company.

It isn't easy to make things pencil, and I don't see it getting much better over the next 12 months.I have changed my rental strategy to Co-Living (rent by the room).