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. - We don't have a HELOC on it. - We run our own architecture firm and are exploring ways to access some of the equity we've built up to reinvest in another project without refinancing and losing our 3.25% rate, if that is even possible?   

More and more I see buyers look online, drive out to the house, and then while sitting in front of the house, CALL. 

With rates where they are, I'd expect you don't plan to be in the mortgage for more than 3–5 years (maybe less) depending on where the bond market goes. 

And I kept on from there.

This isn't as hard-lined as many people think.

If you offer first, I would factor worst case on rehab and offer based on that.

Hi All, It seems like there is great feedback for Anderson Business Advisors (https://andersonadvisors.com/) on this forum.

Hey,Congrats on getting started in the real estate world.

Orignally purchased as a rental, but some unforseen circumstances have caused us to pivot to fix/flip model on this property.