It's not ideal, because they do have a budget price to adhere to.

I cold call and go direct to the seller and I have a 3 person team that pretty much just calls all day long for me.

And I'm sure that's because some people direct book, others use Airbnb, etc.

If so, and you're looking at a purely rental property (not to live in at any point) you could consider opening a self-directed IRA to invest in the new property without having to pull money out and pay penalties?

I am paying quarterly fees to the self-directed IRA that I only opened to invest with AHP.  

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Once rates change direction and start a new directional trend, it usually takes a major event or change in fundamentals to reverse again.

Since you are only selling the development rights and not the entire property, the existing mortgage on the building does not directly impact the 1031 exchange of the development rights.

The only thing I'd add is to do an 18 months lease or so, so that when the next lease is up you'll be in the warmer months.Is it ideal to have a lease end in NJ around June?

@Collin Luckett what your touching on for changing of buyer during pending is not a viable direction.