The time to get the most short-term savings by going with an ARM is actually when rates are down, not up.Like @Brendon Foster says, rates are moving all over the place very quickly.

You sound like a one man army.

Randy Hughes aka Mr Land Trust has some interesting ideas combining multi state trusts, trustees, LLC and even going so far as using an Am Indian Attorney on tribal land as trustee.

You should check out BP Podcast Episode 103 where Elizabeth Colegrove explains how she and her husband have built up an army of rental properties using just VA loans and creativity.

That would literally take an army of people to do that.

I stared investing while in the Army a few years before retirement. 

You could google something like Flood Plain + "town name" or Map Of Army Corp or Engineers Flood Zone. 

Navy Army Community Credit Union has approved me for a "cash-out" construction loan to finance the rest of the renovation, payoff my HELOC, and afterward will convert to a 15-year mortgage @ 8.65%. 

@Trey Fletcher I'd love to hear more about your rentals in Fayetteville, I lived there for a few years while my husband was serving in the Army! 

I lived on the OBX for 14 years so had lots of friends from Camden.Check with the city or county to determine what is required for all approvals and the time frame, Ask if you have to install curb, gutter, sidewalks, street signs, street lighting or any other special requirements.Are there any specific street design requirements, DOT requirements, permits or traffic studies.DWQ, Army Corp or any other environmental requirements or permits.General permit fees, proffers, water/sewer tap fees and the process of setting taps and connecting.