I financed this property using down payment funds from 403B and a local commercial bank. 15% down from personal funds. 85% down from community commercial bank. 3yr balloon, 20yr amortization, 7% interest rate.

My easiest, no hassle, lowest expense rentals are the ones where the tenants stay 5 + years, do minor maintenance themselves, call me immediately with any issues so I can fix them before they become much more costly, and agree to annual market adjusted rent rate increases.  

Typically this means they will take longer to close, may not have all the information for the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.What is your investor success rate?

I do have monthly mortgages to be paid and not having rental income to offset my negative cash flow has been a learning experience and really trying to think of what options I have to have better success at this.

Is it the last rental rate you charged, or is it the going rate in the area + 10%? 

I have 3 accounts per property which helps me leverage APY on savings accounts, prevent funds from being comingled, and easily set up auto payments for things like mortgage payments and utilities. 

A few may just want to be a PML and get the agreed upon interest rate.

Often you can find these lenders with a mortgage broker or by reaching out to a local bank or credit union in the market you wish to buy.Cheers!

I already have 2 loans on the property with great interest rates that I'm not looking to replace.

Cash flow is definitely the biggest challenge; both in terms of finding properties to buy that cash flow with a loan on them and just company wide given interest rates and labor/material is up and, at least where I'm at in Jackson County, MO, taxes are way up too.