Is there anyway to get a fixed rate loan or one in which the variable is capped at a certain interest rate?

A lot of oil tanks in Reno have just been capped off, which isn't a huge deal.  

Trying to get 8% plus cap and live rent free with $600 plus per month in cash flow.

It consists of 2 - two story homes, and 2 mobile homes, all on adjacent to one another, and 1 vacant lot.I understand wholesalers try to market deals to fix and flippers/rehabbers, but what about a deal that doesn’t need any work, and cash flows well, and the cap rate is approximately a 10.

I am looking to purchase 16-32 units apartment so what cap rate do I look for ?

With HELOCs and Home Equity products, you are capped at $99,900. 

If it's over that threshold, cap it at the threshold.

Capital One Business 2% cash back (but I think there may be a cap on the total). 

If you go forward with the investment understand your cap ex will be very high and if you pay utilities, your expenses there will be high as well. 

For me, that means a double digit cap rate.