In all I've spend about $20k+ on renovations (New Roof, BR gut and remodel, furniture, driveway water softener, flooring, lakeside deck and landscaping.

With raising interest rates i personally believe that Cap rates will soften - well I hope so.In saying that, in some areas that will continue to experience growth, the lower ca-prates could be the new reality "base line" for that market.

In a hot area, you may have to find off market deals, and stay off of the MLS until thing soften a bit.

With that kind of equity, the elimination of mortgage insurance will offset the increase in rate (or at least soften the blow). 

I believe that the flips in the lower price ranges go fast, but now you are getting into a higher grade of property which might see some softening moving forward. 

But now Hilltop is like the hip Central District of Tacoma.That being said, now that the market is softening, there are lots more deals available.

I feel like the rental market is softening up in Denver, (Having been a property manager for my own properties for the last 8 years) which makes me wonder if it's worth it to hold on to these properties at all. 

We may have to move out of SF but would like to avoid that if we can.I've considered the following:1) Stay in our current 2bed/2bath as long as possible (likely 5 years max) or until the market softens2) Sell now, rent in SF, avoid taxes and free up gains for other investments and wait for a market to soften in SF or move out of the city in a couple of years if it doesn't.3) We'd love to keep current home as rental after buying new home.

I think an explanation would go a long way to soften the blow of a low offer. 

It is a hot market like everyone says but to me I feel the market is softening just a bit as the rental properties are not selling as fast as last year.