@Heidi Cousineau, you mentioned house hack and STR in the same sentence, which to me sounds like you're buying this as a primary and intend to rent out right away.

Note is on my primary residence.  

Why not sell, since you have a primary exemption for cap gains, and buy a MFH in the city you like? 

Hey Malik, Theresa is right, if you're not purchasing the property as a primary residence, you will need to put at least 20% down on an investment. 

But, I’ll leave you with this... population and population forecasts and jobs and job forecasts are primary drivers of price appreciation in real estate.  

We live in unincorporated San Diego county and we purchased our primary residence 3 years ago.  

Why would you want to work with a realtor (I know she is your wife, no offense) who knows none of the agents, does not know the paperwork or the process (they don't teach you this in the class) when your primary residence is on the line.Brokerage options vary, but if you just choose the cheapest one and use your wife, you will pay for it later.

My goals are primary to BRRR and value-add.

If you're just an individual that buys real estate but makes primary income from another source, just buy good properties off of the MLS and hold on to 'em. 10 years from now, the purchase price doesn't mean much or really change your return.It's like trying to buy/trade stocks rather than index funds.

The challenge for most businesses is getting to the point where they can use corporate credit as their primary way to capitalize their business or investments.