@Dave Meyer I subscribe to a lot of research as well as local sources, plus track how my team is doing in the market - for example how many offers per listing and then blend that all toghether for my monthly market update (BTW your great work is also an important reference point for me).

Even with my blended private money rate avg of 5.4% I can cf with a .7% deal, too.  

The amount of comps and disclosures he pulled, Saturdays and Sundays he spent touring properties and responsiveness to my neediness have been unparalleled and he deserves a trophy. 

As a daughter who went to a little bit of college, I think a good idea would be a blend of options 1 & 3.

@Justin V.Painting the vanity dark gray and getting a new granite top for the vanity or deep stain butcher block top would blend well too I think.

@Camille T. as @Jason Wray mentioned you will probably refinance before 7 years, but if the loan resets at a higher rate you can just stress test the loan by blending a new rate with the current one.

I buy the Kohl's Big One 70/30 cotton/poly blend in white percale weave.

Outside, it blends in beautifully with nature.

At some point down the road I will likely have more of a blended approach and work toward paying off properties, ie perhaps 25% or more of my properties will be free and clear of any mortgage just to reduce my risk and protect my overall position.

Here are nutshell tips:Clermont is usually cheapest.4-corners has the best quality homes with its community features but HOA’s are sometimes difficult to deal with.Davenport/Kissimmee are a blend of the first two.