David, you won't find rates that low because hard money or private money investors don't want to anger the banks by taking away all their customers. There are banks that offer Foreign Nationals loans in the 5-6% range but the requirement is proof of a working Visa and passport stamped in the US. It's an ARM (adjustable rate mortgage). The loan allows stated income and verified assets. It requires 35% down for purchases/40% equity for refinances and is geared towards people who work in cash transaction related businesses (restaurants, hair salon etc).
Taking it up a notch, private money offers higher rates starting at 9.5%. The investor I use allows for 75% LV, however, the equity of the property if bought 25% lower than the value can be used as your down payment. So, if you find a property at 75% sales price of the value, no money down. He charges 7% in fees plus $3200. The 7% can be financed. Therefore, find a property at 68% of the value, no money down and no points out of pocket. The $3200 can be paid by the seller if negotiated. Other fees include up front review fee (depends on commercial or residential and loan size, but never exceeds $1500 for one unit). Minimum loan amount is $100,000. Max is $6Million.
However, he takes a long time to close, which most people are uncomfortable with (about 60 days). This private investor disregards credit and bank statement deposits can be averaged for income plus you may use the income from the property in conjunction with your income. This is not for investors who wish to put money down.
We have other sources for that.
Hard Money lenders are as Bruce stated with rates in double digits. Private investors don't have to comply with as many federal guidelines as Hard Money lenders, so they are able to lend money to owner occupied buyers as well.