Weigh the long-term benefits of the low mortgage rate you have versus selling and getting $500k from a sale exempt from capital gains tax.

Those are spray and pray techniques that don't fit with sellers right now because sellers/owners are sitting on a very low rate and don't want to move to go up 4-5 points on their rate.Listings aren't a start now thing as well.

I'm running your numbers and getting in the low 20% range.

Our builder is Bill Lowe, who we really like so far.

I have absolutely nothing to sell and would be happy to help if you think that I can be a resource.

Why do you put a window that low in the bathroom? 

I feel this gives me the flexibility to find the right solution for my client and not just sell what my bank offers.I'll also throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

While that's certainly not ideal, my leverage was low to start with and my loan maturities were ten years so I have staying power to sell into a better market.Looking ahead, anything I'd buy would have to cash flow out of the gate in a higher-rate climate. 

Low vacancy rates, rising rents, and high tenant demand for more space/good school districts. 

When rent is too low it speeds up the leasing.