Would do excellent as STR or MTR and get you closer to Cashflow while still getting high appreciation.

I would prefer some green areas (but should be closer to beach) so that it still is attracted to STR. 

For example, will it be closer to 170k after capital gains tax?

>appraisal just came back for $235K when we had estimated along with our real estate agent an ARV closer to $340K based on comps. in My market the refi appraisals are more conservative than appraisals associated with offers.  

I get different answers from different people - I know people who have invested in out of state neighborhoods I've never been or heard of, and then I know people who have invested in areas of upstate NY which is a bit closer to me.

Empty nesters may be visiting family over the holidays and may decide to start looking to be closer. 

Comps for appraisal disputes typically need to be more similar (size, condition, bed/bath count), more recent, and /or closer in location than the comps used. 

I am looking at pockets of areas around Kirkwood highway, Route 13 Newcastle closer to bear which is growing and pockets of Wilmington.

The closer you are to the retirement, the more you should focus on rental properties.

If you pull out 500k, and invest in a deal that will generate tax benefits, future appreciation, cash flow, and is one step closer to leaving your job, then in my opinion it' worth it.Creative financing works if you understand the business, and aren't only looking for seller finance deals.