Jung,Welcome to the BP forum its a great time to start as mortgage rates fall and home prices still priced well in many states.

These neighborhoods seem to fit my goals, especially with their lower crime rates and potential for growth.Do you think these are solid options, or would you recommend other neighborhoods in the Philadelphia area based on the price range and focus on appreciation?

if you miss your rate lock timing and it costs you to relock who should pay for that?

As @Jonathan Greene mentioned this is kind of a dated strategy in the new price/interest rate environment.

I've just been swamped, showing properties, with everyone trying to tie stuff down before rates go up again.

To add to your argument I suppose the tax implications are better with RE too bc theres a capital gains tax ceiling of 20% vs standard tax rates for IRA withdrawals that are potentially much higher.

I've also held of holding properties in individual LLCs that are owned by one S corporation, which allows for a 60 / 40 split between ordinary income (regular tax) and dividends (capital gains tax rate).With the goal of minimizing taxation and liability protection, what would be the recommendation from more experienced people here?

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

Land is very risky, and being in hawaii makes it even more challenging - thus reason we see higher rates on land. could it be less, yes, it could be in the 15% range but i would be shocked if someone would be in the 10-13% range.

Some lenders offer discounts to return borrowers so maybe look into both flip and DSCR rates when finding a lender.