I recognize there are other ways I could invest this cash (including another property) but I am being mindful of levering myself out too much in the current environment where job losses are more common in my industry (tech).

As a result, price gouging has become a common issue.

Being above four units, fairly common for the accepted offer needed before showings.

I work a W-2 day job and have my own electrical business.

The bank and mortgage company we are using is giving us a hard time about us co-signing due to my separation and new job due to only having been separated a couple weeks now.

My question is how can someone be so far off on value and continue to keep their job? 

If so you need to fall into the guidelines (for the investor whos funding it) regarding non arms length transactions.The most common scenarios they typically prohibit are:- Gifts of Equity- Bailouts- Leaseback OptionsAt the end of the day it needs to be a legitimate transaction, with legitimate funds coming into close.

The market has been growing in terms of population, jobs and, major companies moving here like Intel, Google, Meta, etc. 

Quote from @Michael Klick: Quote from @Jonathan Greene: HELOCs are fine, but keep in mind that you really only want to use 50 percent of less (each) of your available equity just so you aren't creating a problem that you can't solve later if the value of your personal residences fluctuates.If you both have W2 jobs though, have you looked into getting qualified together and just getting a loan, 10 percent down each?

Or, what’s something you don’t hear discussed often that could help me avoid common pitfalls?