Your choice should align with your financial goals and market conditions. 

I would bet that the cost of the land is contributing to the $4M cost - although that does still seem high.. but I'm not super familiar with Truckee market. 

The pre-qualification letter only says they've quickly looked at your application and think they can do the loan - not good enough in a competitive market.Some listing agents are requiring the buyer be pre-approved by the agent's lender of choice. 

Otherwise, you really have no choice but to drop the price even more. 

Denver definitely is a commuting city, but the surrounding areas also have their own business hubs so lots of them are a good bet.

I bet they are getting a barrage of leads right now with many motivated sellers looking to sell their homes to anyone.

Out-of-state investing is a top choice.

I think the online lenders or a loan broker are your best choices.

It is right on the muni bus line, and there is no need for a car when you can easily walk a block or two to so many amenities.For some people, co-housing is a lifestyle choice.

I respect architects but they often don't know and/or don't care about the cost of doing things one way vs. another or how a simple choice can have an outsized impact on your budget.