The noise level is going to be off the charts because the units are in a canyon that echos.

It will be very interesting to see how all of these changes will impact the housing market and while I realize every market is different on a micro-level, I don't suspect there to be a housing crash.

Which is why getting to know your buyers on a deeper level is key.

Or would I take that AOS to a 1031 intermediary once completed?

The lake level is receding every year.

We see the same thing, especially in the higher price points - entry level is still nuts.

You do want to establish some sort of emergency account, to what level is your own decision. 

You also could find a ranch and do an add a level. I

This is all based on your comfort level, I personally do not physically see a property until an offer is accepted.

We are in a hyper competitive market as well (10-20 offers are normal) and still manage to get AO's - 4 last weekend, 17 total in March - without handing over the bank.There are two issues with appraisals, one is that comps used today were sold in last year's (off season) fall market, and second - they are somewhat subjective.