@Drew Sygit thank you so much for the feedback.

Cash out would take me from a 7.25% rate to 8%, which is a few hundred dollars per month, and they will likely make me wait all through March to do the cash out to meet seasoning which is another $2400 interest payment I could avoid if we could refi by the end of this month.

Happy to meet for lunch sometime and talk about how we can help each other!

Looking forward to meeting others in the area. 

I think the right investor would do 2 units long term one unit short term. this strategy allows you the greatest flexibility. we are also developing an extended stay hotel that's 58 rooms. the size of the average room in that is 216 square feet and rents for a target $80 per night. our development cost per room is 100k per room with hard construction. the smaller you go the more money you make. if I was to suggest anything it would be to focus on the smaller part of the market and on multiple unit dwellings and finding and identifying markets that meet similar numbers. that will probably be midwest markets.

If the seller was also a builder and has plans, that could be a great shortcut, especially if they’re already approved or meet local codes.

As long as it meets "minimum" size standards it can look like a broom closet and be considered a bedroom... ridiculous, but it's out there, and in a tight market people will pay for it... 

It has a free plan that I think will meet my needs.  

I'm also very open to meeting other investors and to exchanging ideas. 

The best approach is to set clear, written criteria, and then price the property at a rate that gets you enough applicants that you can find a few who meet your criteria reasonably quickly.