Sometimes it is a flat rate or its a percentage rate.

Time cost you money , time cost you lost opportunity , and not knowing what rates will do 6 months from now could cost you even more . 

We are under contract for our first out of state investment property, a triplex (three 2BR/1BA units) in Cleveland that will need some TLC if we want to raise the rent to market rates.

You will pay taxes on the profit at ordinary income tax rates. 

For example, maybe on a duplex you offer full price, but the Seller covers closing costs and buys down the interest rate, lowering your monthly expenses.

I don't want to miss a good opportunity but I am also ok being patient - just trying to get all my ducks in a row, so I have the knowledge if something does come along - our credit is 800+ and we have about 900k in equity in our home with a 3.625 interest rate. 

At this rate they probably won't resign with from what it sounds like but at least if you get everything fixed like it should, maybe they will see you are not a "slumlord" and decide to re-sign a 12 month lease. 

Here are some details:- HELOC on my primary, paid off residence (current rate 8.65% could be used to do an all cash offer.- I have a second home (condo) with no mortgage that I could also take a mortgage or HELOC against, but not for 6+ months as it was just purchased.- I could go traditional loan, using primary home HELOC as down payment, so effectively carrying two notes (down payment with higher HELOC rate, balance with current mortgage rate). - credit score is above 800.Any guidance on above options or ideas on other financing scenarios would be greatly appreciated.Thanks so much!

I can get a loan of up to $50K over 60 months at a rate of 4.25%.

So, with interest rates on a roller coaster and the economy doing its own thing, I'm curious how we're all wrangling cash for our real estate opportunities.