Here's a bit more in detail about how rates are calculated for DSCR loans:1.

Since the interest rates are lower, try the VA Interest Rate Reduction Refinance Loan (VA IRRRL).

You could expect rates in the low to mid 7s for a One Time Close Construction Loan.

There’s no secret formula out there, you will find it near impossible to cash flow with these rates almost anywhere in the greater dmv, you can put more down, you can eat negative cash flow, you can invest in another market (I like the eastern shore, though even there you are probably breaking even at best) or you can put your money in a different asset class, the market decides your return’s for the most part, not you. 

If you need to pull out more than 80% LTV (and some banks allow that) you will be paying into some hefty interest rates.  

For example, if you have a $100,000 loan and your interest rate is 10%, your Dutch repayment schedule will be based on ($100,000 x 10%) / 12 = $833.33 per month.

It does not have a lot to do with birth rate, it is the number of house holds. 

The thing I don't understand about this so-called "exodus" from blue states to red states is why are property prices in blue states rising at faster and faster rates.

What are their nightly rates?

This is due to the fact that many lenders provide various loan programs with various periods, interest rates, and minimum down payment requirements.