So my current terms are killing me with the rates.

If you do not have experience you will get industry rates. 

adjust your cashflow expectations?

No appreciation last two years due to rates.

Here's a simplified and effective approach: Gather Information: Obtain details about the property, including its purchase price, estimated rental income, expenses (such as property taxes, insurance, maintenance costs, and property management fees), vacancy rate, and any financing terms (e.g., interest rate, down payment, loan term).Calculate Gross Rental Income: Determine the total potential rental income the property could generate annually.

sure they do, and love the idea of you,not them, struggling to adjust /repair them when they  break.  

They do 10-20% down and 2% above current market rates.. 

Will the rising property insurance rates in the Gulf Coast hinder the economics of fix-flipping properties in your area?

If so did they use STR rents or market rate rents for the DSCR?

My 250K tax benefit will run out before his lease does on the 2 of 5 rule, so it might be a good time for me to sell - and help him with a lower rate than banks can give while giving me income until he refinances.