All my 30-year fixed rate loans are sub 4.3% and I hope, with a 30+ year horizon, that will be a big boon in the future (especially as inflating our way out of the national debt becomes America's only option).Thanks again for all the input.

This ignores the time value of money, but it is a quick and easy decision and the time value doesn't distort the decision much since the time horizon is very short.

Note that a proper selection for a discount rate has a lot to do with risk and the investment horizon.

I view the time horizon (more than 1 year) as the determination of what is an investment.

I , however, wanted to expand my horizon of "motivated sellers" , would it be possible to find someone who has a house on the market, and maybe its been on the market awhile- could I offer a cash offer, from my buyer?

Hard money loans are worth looking at for sure, but it would be hard to know the proper asset allocation without knowing your time horizon and tolerance for risk.  

This does not even account for 20-30 yr items like roof, windows, structure that will last longer than my time horizon.

But it good be a good opportunity as well but I'd think you'd need deep pockets and a longer time horizon.

That's the reason most commercial deals have a 5-7 year horizon, because the IRR usually starts declining after about 5-7 years, so it's better to take the capital out and redeploy it elsewhere (here's a simple example).

A large population increase over the horizon and the TESLA gigafactory down the street starting operations soon.