This low inventory will continue to pressure up rents.We saw a similar slight slowdown in the sales market.Sales - Months of SupplyIn September, our target property profile has a supply of 1.5 months.

A lease is a contract for $8k-$60k on the high and low end for 6-18 months (usually).

But I have a very low opinion of guru types (high priced, lots of upselling, big promises, selling a life style in their ads more than information, etc.) 

Because of your loan size, I would advise to buy the rate down using up to 2 points as those usually have the quickest ROI for the payment savings and you will not see rates drop low enough probably to do a refinance that makes since as it would take longer to recoup the cost of the refinance.HomeStyle Renovation loan does require all work be done by a GC so you cannot help with the repairs. 

Keep the 3.4% mortgage in his name to retain the low rate, and set up a lease agreement where you handle management, pay the mortgage, and share profits.

I am open to local primary residences for house hacking or out of state investment properties in high rent low house price markets.Thank you all for your help!

Plus, replacement parts are easy to source if needed.CB2/West Elm (Sales Section): Higher-end, but you can score deals on durable, modern furniture during sales.Local Furniture Stores or Liquidators: Sometimes you can find high-quality, durable items at reduced prices, especially in stores that cater to hotels or corporate rentals.Second-Hand/Consignment Stores: Gently used pieces, particularly mid-century modern, can be very durable and unique.I do NOT recommend Wayfair as I ordered from them and the furniture came back damaged and low quality.

We're lucky enough to have low rates and so we've got a buffer to drop prices. 

Longboat Key and Siesta Key are two ideal locations for those seeking luxury properties in exclusive but less crowded areas.Orlando: Although more commonly known for its tourism industry, Orlando is emerging as a luxury market due to the rise of high-end gated communities and its proximity to theme parks.

It is better to keep taxes low and get long-term appreciation.