That means they were trying to make more then they should have hoping they would not shop but got "caught", and had to lower their margin to market.

Rate matters, but structure often matters more.There’s a world of tools beyond rate shopping that can dramatically change your deal’s economics:Buydowns: Temporary rate reductions (like a 2-1 buydown) that ease you into full payments.Seller credits: Negotiate to have the seller cover closing costs or fund your buydown.Adjustable-rate mortgages (ARMs): Useful if you plan to refinance or sell within a few years.Interest-only periods: Boost cash flow early, especially on value-add projects.Example:Let’s say you take a $300,000 loan.

You need to watch the entire market, maybe do some mystery shopping in person.

My next project is the exact same building down the street.My question is, should I take the deal or keep shopping?

I have my handyman crew that I keep busy and in general they repair fences and do not do new fence installs.  

Work with an Independent Agency (not captive like State Farm) that can shop for you and counsel. 

Work with a seasoned qualified intermediary and investor‑savvy agent; shop replacement deals early, underwrite conservatively, and avoid boot.

There’s definitely a strategy to applying for business credit to avoid alerting other lenders that you’re shopping for credit.

I have a 3/2 in Phoenix, AZ, with a pool, RV parking, and an attached shop addition that could easily be converted to an ADU.

Don't look now..but mortgage rates are down by a considerable margin compared to this time last year. Of note - are commercial loan and mortgage rates. We sold a large multi family complex in Q4 of last year that only...