Are you looking for value add 70 deals, or are you looking for brand new construction downtown?

The budget for closing presents can differ, depending on the broker's budget, client tastes, local practices, branding, and timing of presentation.

If you hire a big name brand builder you main have to pay more on overhead (project manager, superintendent, heavy equipment and machines) and their profit versus if you hire a small builder, the overhead could be almost nothing, and lastly, if you are a good investor/customer, you maybe able to get a better deal (a builder is willing to build the house for less profit).

I need help deciding if I should keep my primary residence and rent it out or sell it and then move into a new one, I have already done a cash out refi of 60k if we rent it we would get 150-250/ month profit not counting cap ex and if we sold we could get 5k-20k property is worth 250-280 ARV , the property has brand new roof hvac and hardwood floors with in the last year or two we will also be using va loan to buy. ps my wife wants to sell and I want to rent it out 

You can buy a  brand new house in a great area and have a great asset. 

Even had a brand new roof and young HVAC.

. :)Since we're on the topic of appliances, is there a brand you like for its durability?

Capex can often be handled from the front end with inspections and contractor bids, but remember even a brand new house will wear out over time and need replaced.  

No need for any overpriced education, just read books on real estate investing during your down time (I would recommend the "ABCs or Real Estate Investing" by Ken Mcelroy if you are brand new) and listen to the BP podcast when you're commuting, cleaning, cooking, etc.

A brand new furnace will, in theory, raise the value of the home by the cost a brand new furnace.