Secured a private lendor, interest only loan.

But want to retain my Fathers' Prop 13 low Tax basis when transferring ownership under California Prop 19 im told by the County tax accessor i can what's the best type of loan to buy my Sister out.

I'm guessing you probably have a residential loan now?

There are also people who keep cash in their safe while they owe money on loans.

They are my eyes and ears for property, loans and other types of information, I feel they are invaluable as my property managers and they work incredibly hard.  

While this rate adjusts there's customarily a floor built into the loans and it's unclear how quickly the fed rate will decrease.  

You have property management, insurance, loans/mortgages from banks and lenders, you and tax person, and maybe someone like me who provides you with already vetted deals from trusted providers.Yu can get some mid-size deals that maybe pay $300/month or less financed deals that pay about $800/month.All this and a lot more details I am happy to discuss with you and your wife is related to your investing business.Independent of that should be where you want to live.

Several properties here for sale have VA assumable loans. 

I am approved for a DSCR loan with 20% down and 8% interest.

The other option would be a DSCR loan.