They have until September before the contract is up and I took out an investor loan for it. 

DSCR loans or hard money or private loans.

He will do a cash out refi on the property and we will use our loan to pay off that refi.

Similarly, the Federal Home Loan Mortgage Corporation's 30-year fixed-rate fell 62 basis points to 6.82 percent.

Higher interest rates continue to make it more difficult, especially for an investor that is looking to house hack, cash flow, or DSCR loans on the commercial side are a nightmare. 

Looking for short term rehab loans.

I’d like to loan around $25k to start, but I’m undecided on loan terms, so any guidance in that area would be great.

The lowest option that is common is a 3.5% down FHA loan that is used for a primary residence.

I ultimately decided to leave because once I had to transfer to a university from my local community college to gain the 4 year degree the thought of going into student loan debt didn't sit right with me.

(The rate we got is irrelevant at this point, we pretty much took out the loan in the nick of time)