A lot of people tend to mingle these things when they talk about "break even" or "cap rate", but that leads to a lot of confusion.Let's use some real numbers which may be easier to understand. 

You can also expect increasing HOA fees, and there may be some problems renting a property inside a difficult.You don't have any experience, prices are at an all-time high, and rates are also high. 

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.

.  --- From the zoning code it says, an RM-2 zoned lot can have "1 unit per 2,500 sf. of lot area"If you don't meet that lot size requirement you'll need to make a request for a variance, then post notice about the desired change in front of the building.

NYC apartments will have a different car requirement from Orlando, but he used that methodology in this specific small city and was an investor from the 1980s-2000s, so a lot has changed, but I believe there is still some truth to it.

Our first year out was crazy good renting for $3300 when market rate was around $2100, but by mid 2023 and 2024 it felt harder.

Just about everywhere in the US uses some version of IRC for its base code and then makes some changes to that as they feel necessary for their locality.

It seems like everyone is preparing for a big boost.The current growth rate seems feverish but I've seen a lot of houses going up to prepare for the influx of population.If you have any questions, I'm available to answer them.

Low vacancy rates, rising rents, and high tenant demand for more space/good school districts. 

However, what I don't know is how long have you been in your home (how much equity do you have in the home) and what is your current interest rate.