I'd suggest asking your lender to mock up what it would cost to get your rate to 5% and then do a cost-benefit analysis to determine if that's the best use of your funds. 

My first station was in Kings Bay Georgia, where I picked up the book Rich Dad, poor Dad, which kick started my real estate career.

Sure you may pick up one thing here and there but not enough.

If you don't mind fixing up rough properties, we have found good opportunities in southern Virginia, we do a lot of renovate and hold in the Martinsville area

Without cash flow you will end up going out of pocket for any repairs and Capex expenses. 

However, I have been trying to figure out possible creative financing options to build more without having to sell, but I cannot seem to find a lender willing to do 100% down on land and construction even though the LTV would be below 50% since I can basically build for costs of material plus minimal labor by doing almost all of it myself , with a little help here and there.

Cleared, cleaned up What was the outcome?

Single-Family Homes: These can be a good starting point, offering flexibility and potentially lower upfront costs.

SITUATION: SOLD the home under a LEASE OPTION (or it could be even a WRAP AROUND Mortgage (or Deed of Trust) type of sale.They PAY US (on our LEASE or the Wrap Around Note) and We pay the underlying 1st lien lender (serviced by Shellpoint)PROBLEM:The Value of the property has gone up a lot.

@Jan Halasz What's up man!