With a HELOC, determination, due diligence, and a bit of luck, I am confident that I will achieve success in this REI.

Hopefully a CPA can chime in here, as they would be the only ones qualified to weigh in confidently.

Boston Properties submitted plans on June 29th, 2024 to add an additional 287,000 square feet of office to their second phase of the development, clearly demonstrating how confident they are in the strength of the Reston Town Center office market.

If they confident in their ability to perform, they won't balk at this. 

However, I do think if you can hold out for 1-3 years you might see rates drop a bit and insurance drop a bit, and I feel pretty confident we'll start seeing 3%+ organic rent growth per year in the next 2-4 years again.

Banks and credit unions can also offer flexibility for investors that engage in strong relationship-building strategies, offering discounts and solid loans in exchange for borrowers willing to use the institution for other purposes (savings accounts, etc.).

Of course, your bid will be extremely important, but it would be a challenge to get to the point of executing a bid proposal if we aren't confident in much of the above items.  

In dealing the new Real Estate Commission Law now in play.....Is anyone else getting Engagement Contracts sent to them stipulating exclusivity and buyer-responsible commission terms?...

Sometimes a pestering police presence can be a deterrent.If the suspicious individuals are engaged in criminal activity, calling the police while it's happening helps too.

Sometimes just talking it out with someone who’s done it before can give you the confidence boost you need.In the end, you'll have to learn mostly from experience on your own and through others.