Anyhoo, what you're looking for is a quicker fix than you can get with your numbers.

So you don't want the refinance to stop you from buying a great property because the seller has to close quicker than you can get your money out of that property.  

Are you willing to sell at a reduced price if you can sell it quicker?

If you have more disposable income that should help get to retirement quicker and those funds could even be invested but again speak to your CPA and attorney as they can only give you advise.  

The advantages of building new smaller properties is they can be built quicker and leased up to full occupancy faster than larger properties, they are a little easier to get approval in certain areas and site work, stormwater and parking development costs can be exponentially lower per unit or per sqft as compared to larger properties requiring significant site improvements.You need to work the numbers backwards starting with estimated construction and development costs, calculate estimated GPR, back out standard operating cost assumptions of 45%, which is average for most new construction buildings of this size, to get to the NOI to determine if the project works.

I read a lot and here is what I understand that would work best... if anyone has a better/quicker way, or if what I'm planing doesn't make sense, please advice me... 1.

I read a lot and here is what I understand that would work best... if anyone has a better/quicker way, or if what I'm planing doesn't make sense, please advice me... 1.

The parcel has a expired TTM, BUT the City is willing to acknowledge the original negative declaration (and all of the original environmental reports), which should help us in obtaining a TTM a little quicker than usual.

My view is if the back boxes are in good shape its quicker and cost effective to just cabinet reface but they feel its better to just always replace or redo cabinets in the kitchens .

Having this person on your team helps to close deals that much quicker.