I'm struggling to generate extra lead flow from builders, mostly because it's so difficult to identify folks that are doing ground up, business purpose construction. 

Our network partner, Erika Gilbert, identified this gem through local market connections.

It is not time to sell or look at other investments.

If you are looking for property in San Diego that is going to have good initial cash flow, you are going to either have to identify an obscure value add or expect to spend a lot of time and effort to find good off market purchase (most off market offers are not great). 

I’d rather not sell my primary or 1031 the rental if possible.

It really doesn't apply as much anymore in most markets because rates are too high and homes are selling for too much. .75% rule is more viable and would be the new 1% rule in this market.

That data would be sales price after remodel (the true numbers some agents really don't have the experience to be comping the property), the days on market you will experience (this is great info because you want to recycle the money quickly), and resources to sell the place fast not slowly which you do not want this because this could put your holding costs extremely high and push the property to little profit or no profit. 

That it is near you is good, but find out how easy it will be to sell. 

We still owe roughly $900K on a 3% mortgage.We’re planning to retire abroad and are weighing two options:1.Sell the home – I already have a buyer lined up, so this would be a straightforward exit.2.Rent it out long-term (furnished) – While I don’t think the rent will fully cover the mortgage, it might come close.

Mainly the Brokerage is for me just to sell the properties that we fix and flip and save the commission.