If you hire a big name brand builder you main have to pay more on overhead (project manager, superintendent, heavy equipment and machines) and their profit versus if you hire a small builder, the overhead could be almost nothing, and lastly, if you are a good investor/customer, you maybe able to get a better deal (a builder is willing to build the house for less profit).

I need help deciding if I should keep my primary residence and rent it out or sell it and then move into a new one, I have already done a cash out refi of 60k if we rent it we would get 150-250/ month profit not counting cap ex and if we sold we could get 5k-20k property is worth 250-280 ARV , the property has brand new roof hvac and hardwood floors with in the last year or two we will also be using va loan to buy. ps my wife wants to sell and I want to rent it out 

It may be easier to let the lease end and start fresh.

Sure enough, we go beating through the weeds on the hill and find an old stake about 3 feet in from the new, fresh looking stake.

You can buy a  brand new house in a great area and have a great asset. 

There’s an observed increase in sales volumes and a moderate appreciation in house prices, coupled with a significant interest in affordable housing in the search data.Opt for cost-effective updates that improve structural integrity and aesthetic appeal, such as new fixtures, fresh paint, and updated kitchens and bathrooms.

Even had a brand new roof and young HVAC.

. :)Since we're on the topic of appliances, is there a brand you like for its durability?

If the house is really worth $415k, I would price it for a quick sale (maybe not as low $325k) and get a fresh slate. 

Capex can often be handled from the front end with inspections and contractor bids, but remember even a brand new house will wear out over time and need replaced.