Most folks with higher end homes in todays market will be very reluctant to sell sub too as they are too sophisticated or will consult and an attorney and simply wont take the risk of letting someone take over their mortgage without formerly removing their liability.. might be  able talk some into do a Warp though if they want to make money on the delta like we do..

Hey Sonny, The Waverly area has a Lansing address, but is under the jurisdiction of Delta Township.

Until last year I never considered new builds as the delta was too large.

So if the delta on your savings versus interest costs is only 2%, and it appears you're a RE professional, your tax advantages will probably make that a wash meaning there's no advantage at all to spending all your cash unless you are just afraid of making a payment. 

At the same time, concession rates are increasing, reaching the highest point in years and increasing the delta between asking and effective rents.

The loan would be paid off and the delta on the price would be the income generated for Hughes Capital

I live next to a Delta Hub, and direct Flight to AK is still only one per day during summer ONLY and can cost $2K, or spending 10+ hrs to flight non direct (I could’ve flew to Europe with that much time) and vs right now if I need to fly to my OOS properties, it’s $200 on southwest. 

In the most recent past, this margin continued to contract, and the forecast is that office cap rates will rise, and that hotel cap rates, although higher as well, will have a smaller delta over office cap rates, down to sub-100 basis points.Despite lower trading volume, some select deals are getting done.

The Delta Build team and Brad did in fact start in June to shave 1 to 2 months off the timeline which is a great testament to their professionalism and confidence of their product as not many builders would float that risk/cost.

The delta between build cost and resale needs to be large enough for an investor. so we sell to investors who build them to rent or who sell them spec to make income. both work. we build at enough equity for them. our fee is somewhat flexible but our typical minimum fee to do this is $50,000.