You are likely overpaying by $5,000.Broker fee of $3,000 and Processing Fees of $2,000 seem out of place...but then again, i never used a broker to get a loan so I am not sure about that.If the broker was able to get you an interest rate or loan product that you wouldn't be able to find on the open market...its high, but likely fair.if you are getting a loan product that you could have gotten by going to a normal bank...seems high and unnecessary. 

In 1972 the 30 year mortgage interest rate was 7%.

Do you like the school of hard knocks?

I would say anyone who has done 5 flips is experienced and that success rate should be closer to 90% and up.

Overall nationwide cap rates are rising because of interest rate increases.

The Fed rate cuts will eventually help bring down mortgage rates.

There is a lot more to it than the rate.

-> WInding creek- Good schools, costly good rents.     

Also lots of sellers have locked in <4% rates and don't want to buy at 7% new investors who dont have low rates will just deal with the new normal or historic rates.

Huntsville is growing, and families are always going to prioritize good schools.