If PPR gave a percentage of its profit (which is likely very high or else they couldn't pay 12% year in year out) then their fund might be worth a second look.The fund PPR I was in sent out their first round of notes to buy and they were all in the rust belt, with VERY questionable collateral values and most under $50k. 

My experience, ability to deliver above satisfactory results at an exceptional period of time brought a much appreciated and high value to the deal.

However, she was highly demanding and I didn’t appreciate her negotiation method by intimidation.

New construction is sparse and only high-end homes. 

Rate will be high on a 30 year fixed loan for a commercial building, however you can easily find a low 7% rate on a DSCR 1-4 Unit 30 year fixed residential  mortgage

I plan to put two duplexes on the property but with this high appraisal is there a smarter thing to do to pull that money out of it or just use it for better collateral for the construction loan most banks will lend on the transfer price within a seasoning period. we face the same issues for land entitlement and development.

Hi Bracken,I would highly recommend reading David Greene's Long Distance Real-Estate Investing if you havent done so.

The plan was to fix up that house an rent it out long term but with the market being high and I was moving out of the area it made more sense to sell at time. 

Baseboards, couch cushions, above fridge, in cabinets, grout/caulk lines, rug maintenance, air filters, windows inside and out, dust the top corners of windows, corners of high places etc etc.  

Got to take the lows with the highs.