But they are getting the advice from people who are either (1) not qualified or experienced enough to rely on their advice (2) biased to some degree, perhaps unintentionally, by their background, business interests, training, etc, or (3) providing advice in a general sense without a thorough understanding of the questioners personal situation or ALL the relevant facts. 

I don't tip in the traditional sense, but I'll round up to the next $50 increment if they get to something quickly or are working after hours/weekends to get to my job faster.

That’s good and make sense .

This is a large established corporation so I'm not concerned, and most of my application questions wouldn't make sense.

Just need to offer what makes sense. 

But, once I was able to eliminate the non sense and the outdated, and work my way thru the pointless, I was left with excellent strategies and techniques most investors don’t know about and even less utilize.

Investing in new construction can make sense here given the strong appreciation and you end up leveraging basically the same amount of cash and have an asset that's not 60+ years old or more. 

It's one of the few places where you can get a mix of great cash flow and appreciation potential without breaking the bank upfront.If you're curious and want to dig deeper, I’m happy to send over some resources that might help you get a better sense of Detroit as a market.

Of course the cost vs rate savings still has to make sense for you but you can do it. 

With a 4% rate on the seller-financed deal, you'll want to compare current market rates to see if refinancing is affordable and makes sense.