If you're purely speculating on appreciation, there are better cities to gamble your money on.

(I lived in two duplexes and turned one of my residences into a duplex as I was building my portfolio and those were mostly 1% deals)  If however you think the appreciation on that property will be far faster/higher than others expect then it might be worth a leaner deal at 1%, but appreciation plays are mostly speculation/gambling.  

BLINKERS OFF GUYS  It sounds like your earnings are gambling earnings so I would strongly recommend opening up an llc or Corp and pay yourself a k-1 income.  

that's for him to gamble on.

If you do not have those and still buy, you are gambling ... you may win, you may lose, but keep doing it and eventually the odds will catch up to you.

Nobody knows the future, but I wouldn't gamble on price growth in 2023. 

I think you may be gambling a bit on what your future buyer may or may not want...For Example if you get a lot zoned for multifamily and develop plans for a 5-plex and your buyer comes in and his plan was to build an 8 unit apartment... 

@Sean Blomquist I did email last night and but I will email again in case it went to spam. 

THEN when I went to contact you, I got the message that my message was caught by a spam filter. 

They should have replied, maybe an email got caught in their spam folder once but if you emailed multiple times or called they should have absolutely gotten back to you by now, especially for an issue this big.