If you finance the purchase in any way:  You have to actually wait 12 months now to to use the new value to pull CASH OUT

I'm understanding the limiting factor being my wife and I's income and if it would allow us to to cover the payment on the equity loan while it's being used for whatever investment we decide.

Lots of new builds about to to come and the suburb area buildout is intense.

Congratulations and welcome to to Bigger Pockets. 

is it better to to pay less down payment and pay off the closing cost of hard money loan or pay more downpayment and finance closing costs?.

. -- Two, if you're an institutional investor who's entire job to to squeeze the most juice.

I found the city to be to to small for my liking and general opinions of residents to mirror the stereotype of the South.

It is people in the $9K to to $200K range that see the best rate improvement, so that covers poor, middle class and moderate high income earners.

A good, experienced realtor will know the market well and they should also have some local lenders to refer you to to get prequalified as well.  

Offer 265k...then you can go up to to 280k to sweeten the pot for the bank if need be.