In other words: "I think I can gamble and get back what I lost using exotic derivatives that I don't fully understand."

Sq2 footage and finishes play a huge role in costs...for example, for floor coverings alone you can have a budget range from $4,000 to $40,000...depending on if you do carpet, vinyl plank, tile, marble or exotic hard wood (non of which we would recommend for a spec home, unless you have it presold and upsell the finishes!)

One lender I was speaking with even mentioned swaps as a way to hedge against potentially higher interest rates, but sounds kind of exotic.  

They had other exotics as well.

Additional costs come from annual tax filings, payroll tax, etcSecond - You are converting income that would normally not be subject to self-employment taxes to subject to self-employment taxes.There may be some benefits if you are looking at exotic retirement accounts / wanting health insurance costs being deductible.Talk to your CPA.

What I didn't expect were all the office workers who took advantage of their remote work schedules to book long stays in exotic locations.

Should I invite keynote speakers and provide finger foods with exotic cheeses from all across the world?

You do not want easily-chipped exotic granite counters with complex edge treatments.

Think about it this way -- if 15, 20 or 30 year mortgages (and their exotic variants) were suddenly outlawed, and a new home buyer could only buy a home with cash savings -- what would happen to home prices overnight? 

Making 1/2 million dollars a year, 2-1/2 million dollar office building, million dollar house on a lake, exotic sports car, 2 cars, boat, jet skiis, being on TV, $50000 a month advertising expense......this is just a vision.