They aften use the treasury yield or SOFR and add 2% or 3% on top of that to come up with their rate)In addition, Rate should not be the only factor in choosing your loan.

Cash and other liquid assets are moving out of the banks and brokerage accounts and into treasuries.

Over the long term treasury bonds will cover the rate of inflation plus about 2%.  

Some of us sold because we've been doing it a long time and were tired, values and interest rates were high while cap rates were about even with the 2yr treasury yield. 

Who in their right mind is signing your 9.75% loans, are you running these at 2:00am at the local casino parking lot? 

Where I live, Forest Heights, is less than 1 mile from Top Golf, Casino, National Harbor, Tanger Outlets, Movie Theatre, brand new target, new restaurants. 

To be able to secure more bookings when you aren't staying there,  I would caution against buying a place that is too far north along the east shore, many guests here like to be close to the action (Heavenly,  Casinos, the city of south lake)

I purposely took a HELOC and converted to a HELO (amortized) so that I could lock into a low rate for fear of the treasury moving in an upward trajectory...

Actually the 10 year treasury rate impacts mortgage rates more than the Fed funds rate.

If you are into buy and hold, there are a lot of great reasons to invest here: huge military presence (average person moves every 3 years), potential Amazon fulfillment center in Suffolk and Norfolk Resort Casino.