By the time they finish building it anyways the property values will have likely doubled at the rate we are going down here... and a new vacation home is never a bad thing lol

@Dan Heuschele I was referring to long term mortgage rates NOT FED funds rate.

You woul get signiture loans from banks for half the rate from that credit card.

Cash App has a fee however I'm not sure of the percent when you transfer into your bank. 

I have a very good interest rate and will most likely take out a HELOC out to finance a rehab rental.

To be assumable you need a purchase contract with the owner, settlement statement/payoffs to show your down payment makes any sense against what is owed.If the HOA really succeeds, you will see that a Board member is miraculously on the transfer sale deed...The HOA cannot sign a contract to sell to you (they don't own it yet).

Now receiving an infinite return rate.

In these real estate deals you are dealing with 10s of thousands of dollars and when things go wrong on a thin budget is when you see dumpster fires and hear the cautionary tales.Most new investors concentrate solely on the down payment when in reality there's lots of costs: Closing costs, Holding Costs, Utilities Cost, you'll have to lay out money to the contractor for them to start the project, and there's taxes and insurance there's transfer tax title costs.More capital than you think is needed. 

Just as you said Arsen, that meant a higher mortgage payment, and when rent rates dropped I was not payment $3,500 out of pocket every month to cover the difference between mortgage payment and rental payments.  

I will say though we kind of built the right product for this market cycle.. big single levels with 3 car garages catering to the empty nester and down sizer we get buyers coming in off their small oregon hobby farm .. our first time move up buyer did slow a ton but we have sold to families as well just not like it was pre interest rate spike.. our other folks are either paying cash or borrowing very little so interest rates are not affecting them.