I have an accounting degree, can read financial statements, and can give light advisory based on financials because I've been in the REI space for a decade now.

I'll also give them a list of "must haves" based on comps as well (for example oversized kitchen island, dedicated powder room, minimum 48" hallways, large master closet, lots of windows for natural light, gas fireplace, minimum 10' ceiling in great room, consideration of sun exposure, etc).Also if you give a good architect your budget (for example I need to be able to build this for under $350/SF) then they will design something to fit that budget. 

One said I needed one type of exit light, while the other said the municipality couldn’t make me do that kind of thing and I could go with a different cheaper option.  

On the inside, our popular furnishing touches include a neon light up sign and a very comfortable pull-out couch enabling two extra guests to maximize the occupancy. 

I can contribute to 23500 to traditional 401k, 8550 to HSA, and 7000 to Roth IRA.

It's not as high performing as what's traditionally recommended (it's still cash flow positive but has a small margin) but that has a lot to do with the high interest rate.

As a rural agent not near a metro area can you shed some light on your stance? 

I have a retirement 457 account with $120k (split amongst Roth and Traditional).

Traditionally I rented my apts. usually to families or roommates. 

Creative financing: Explore seller financing or subject-to deals for your next property, which often require less upfront cash and bypass traditional lending limits.You’re on the right track thinking long-term—house hacking and leveraging your duplex are great moves.