There are VERY few "pure" breeds of anything anymore just like as humans we're all a mixture of everything. 

Since this is, and always has been, purely an investment property they would not do a HELOC on it.  

I just don’t believe that many folks are getting leads purely from lead gen only.

Most will state that a “simple seg” or a purely rule of thumb cost segregation will not hold up under audit.

It might cost you more in profits on this one property to go pure hard money, but it could also prevent you from using a combination of cash, your HELOC, and hard money to purchase multiple properties with more total profit.

That is not a hyperbole but pure advice.Anecdotal evidence as well, I recently spoke to a Durham GC that said his new builds are generally at $110/sqft so I would guess that a small premium add would be appropriate in Raleigh.Last, on purchase price, definitely look to recent comps on lot or tear down prices for the frequent DTR developers (for example, Monarch).

My reasoning is this is an investment, so it's purchase purely a numbers decision, no emotion.

@Nathan Shankles@Glidden Rivera could not have said it better - pure gold.

I acknowledge that "vacation home" is not the same as an investment property, but they did consider cap rates as part of their calculations: https://vermontbiz.com/news/20...In case the above link doesn't work:VermontBiz.com Most buyers in our market, however, do not purchase for pure investment purposes, as better cash flow can be derived in any number of other markets - as Mark pointed out in his reply.

@Jacob Sampson when you work at the instutional capital level there are more important goals than pure cashflow.