I'd ideally like something that'd be an interest-only construction-to-perm type of loan for a small multifamily like mine, with the cap-rate helping reach the proper ARV %'s that most lenders need.

The tenant is currently paying less than current market rate, and we are only asking for an increase of 6%.  

Depending on the property type and terms this can be justifiable but usually reserved for those with ample experience and higher risk tolerance. - Higher and Hard Deposits.

Should we wait for lower interest rates or consider a cash-out refinance.. or maybe something else?

Are there ones like that specifically rated for stoves?

Taxing about 10-15% of gross income at a rate of 10-15% results in an effective tax rate much less than the topline 37% that can apply to UBIT exposed transactions.  

The recent interest rate hikes have taken a toll on this deal for me; however, because now my lender is telling me that because of the changes, I need to pay off more debts to make the deal work.

Wholesaling can be pretty tricky depending on your state but the process is the same. 

As high as interest rates are too, it makes me wonder if I'm making a mistake buying now instead of hoping for lower rates one day, whenever that is.

If you have to borrow money from a CC regardless of the interest rate you should not be purchasing property.