For example, I have a HELOC that can adjust to 20% and an ARM that can adjust to a max of 10%.

So, if you can find it, it'll be 2 out of the following 3, if not 3 out of 3: ARM, high rate, multiple points upfront. 

In my opinion, you should be really worried about a 7.5% interest rate when you pay millions in interest from your primary residence or portfolio.Let's say your property sells at your projected $279,000 with a 20% downpayment at 7.5% interest 30-year ARM with no HOA fees and PMI.

I’m currently in a 3/1 ARM  interest only on two of my properties.

Have to agree with Account Closed, seek a smaller bank. when buying my second property ( which is owned and deeded to my llc i formed for the house) i was able to get an equity loan for more than what i bought the house for ( turned it to two family and came armed with documents showing the income potential and value of property after the work - provided by my PM / Realtor and accountant) and had no problem getting a loan. i deal exclusively with that bank and their commercial loan representative. smaller banks are more willing to work with you.

Currently rents for $1,600 and cashflow $600/mo.House #2 purchased in March 2021 for $155,000 using conventional finance, 20% down and 4.25% interest on 5 year arm over 20 years.

Typically every City/County code explicitly prohibits their use as dwellings...Here is a mention of this prohibition within the County mentioned in their ADU guidelines, but I can assure you it applies pretty much everywhere.That said City of SD did recently allow them to be used for ADU dwellings.

This is why you also as a buyer have to explicitly state in the sales contract how to address defaults arising from actions (or inaction) of the seller.

Utilities costs (Gas, Electric, Water) for the past 6 monthsThis part of your motivated seller questionnaire gives you the information with which you'll be able to decide whether the property needs a short sale, whether seller financing is an option, and how to structure a deal or an offer that can work for both you and the homeowner.You'll also need this information to properly market the house to your investment property buyers.If you're a new real estate investor, I hope you arm yourself with the information on this page to work out win-win-win solutions for your sellers, your buyers and yourself.Motivated Seller Questionnaire Red FlagsThe power of the motivated seller questionnaire is that it helps guide your interview process, and gives you a framework to make the screening as conversational as possible (In other words, it's a script, without the mechanical sounding words and phrases).It helps you in the 4 following ways: Avoid Outright deception by prospective property sellersProperly screen your inbound leads for seller motivationHelps screen out irritable, irrational, potentially psychotic people you should never, ever deal withHelps you build rapport with target ideal candidatesSupplies information to help structure your dealsAvoiding Outright DeceptionI've had a property owner tell me "..All the house needs is less than $5,000 dollars in repairs, and it's ready..." on a house that clearly needed so much work ($35,000 to $40,000 dollars) that no buyer or agent had ever called him back.Better Motivated seller screeningBeing a successful real estate wholesaler is a matter of alignment.

As @Grant Pitarys mentioned above, HMLs may be a good option.Below are three ways to generate a list of prospective lenders;1) BiggerPockets --> Network --> Hard Money Lenders --> Filter by state2) Local REIA/meetup events, where you can get referrals from local investors and network with HML reps.3) Google "Hard money lenders Washington DC" and explore the results.Additionally, you may explore options with an individual private lender you meet.The 2nd option above, local REIA/meetup events, is a reasonable way to meet and form a relationship with them.Lastly, be sure to put out in front of lenders that you received the home from your grandparents, in real estate jargon, this means it was not an "arms-length" transaction, which can have certain implications depending on the lender you work with.Hope this helps,Michael