If you do a pro forma with higher rates, then you'll have to raise rents to meet your pro-forma, and you'll have a vacancy problem them.

I keep paying my credit cards without missing payments.  

I also owe about 18K in credit cards and school loans combined.

At DoHardMoney we do things a little different than most Hard Money Lenders and as a result we’ve disrupted things in a way that competitors feel the need to raise doubts and concerns about our systematic approach and our business model.

(Why people advocate YL vs Post Cards) If they get a voicemail that sounds like that they're going to assume they were just a part of a marketing campaign.

If I raise money and buy a property, I'm on the hook for the bottom line, and have to actively manage it (even if that is managing the property manager you still have to escrow funds, make sure everything is going as it should). 

Not flipping but buying, repairing and raising rental rates for a buy and hold.

@Marvin Meng - that maxim about "If it's a real deal, you won't have trouble finding money" primarily applies to wholesalers who are trying to sell properties to investors by assigning the contract (it needs to be a real deal for the investor - if it is, someone will buy it) and to situations where you are partnering or syndicating (bringing on other investors as part owners) where you have an established track record and a good deal that people will be willing to buy into.Starting out to buy and hold or flip- you need your own capital OR you can borrow from 401k (cheapest) or credit cards (some are cheap or can be kept that way by rotating through various low interest deals) or you can borrow from family and friends and make it worth their while OR you can look for seller finance deals.  

Earnings next year will 250, then 330K.About 100,000 of my debt is 5-6.8%, the other 200,000 is 2.8%-3.8%.We are moving back to the NYC area and were wondering if we should sell our current Manhattan apartment (we won't be living in Manhattan) and use that money to pay off my higher interest loans and credit card debt and put a down payment on a house versus hold onto the apartment and continue to sublet (rent) it out in the hopes that someday we can sell it for a lot of money or keep it in the family.

So if you really need a loan you can pretty much just eliminate traditional finance channels from your list of prospects.You should have no problem raising the money from your friends and family (may take several people).