This maximum rate is determined by adding 2.50 percentage points to the yield rate on long-term government bonds as published by the Federal Reserve Board or the United States Treasury, or both.

While the Fed looks to continue their trajectory of cutting short term rates, I suspect the mid and long points of the yield curve (particularly the 10 year, which is what most mortgages go off of) will stay elevated. 10 Yr treasury today is 4.4%, but if it goes up to 5% or 6%, your mortgage will likely be in the 8% or higher level, which then hits CF even more.  

Biggerpockets folks will advocate for real estate as a long-term investment and I'm no different, but while you're thinking about it, I'd also recommend you consider and research treasuries through treasurydirect.gov while rates are still relatively high. 

Think lakefront properties in small towns, destinations with new attractions (casinos, amusement parks)...Another idea is investing in properties suitable for accessory dwelling units to create dual-income setups, especially in cities with relaxed ADU regulations.

Would you be better putting the $100k in the stock market, or in a treasury bill at 4% or do private lending at 10-12%? 

To gamble, I will go back to Venetian Casino, either “DOUBLE IT” or “LOSE IT ALL”. 

There are less restrictions in North Las Vegas and Henderson.The city is very protective of the big casino/hotel operators, and rightfully so. 

Staying at flamingo island using Marriott points and Hyatt casino using Hyatt points flying business with AF flying blue to Paris in Mag with my wife and 2 kids 45k points each leg, staying at an Airbnb paid cash and in Budapest at the W wirh 6 night cerficatesgoing to Italy in September flying economy in Iberia for 4 people, 25k Alaska points one way ($1000 per person when i checked) staying at the grand Victoria hotel in lake comp with my 3 night Hilton verticales ($1300 per night value) still planning the return and the rest of the trip

Treasury's Janet Yellen Urged to Ensure Crypto Isn’t Russia Sanctions Workaround - Bloomberg

@Brandon JaThere is not one but what you could track is the 10 year treasury https://www.mortgagenewsdaily.com/mortgage-rates/30yr-treasuries