You will feel 10' tall with the weight off of your shoulders.

But don't put much weight on the Earnest Money Deposit, as its almost always refundable and a non-refundable deposit is NOT at all common in our market.

So if you look at your weighted average, you are talking about a blended rate that is well into the mid 5's and subject to continue changing over even just the next year or so.

So buying is not for them.The high crime and bad schools may weight on the potential appreciation of the house, and it is not such a obvious good deal for an investor given the tenant risk and the annual $3000 of capital reserves (roof/furnace/windows) one needs to put aside for any house that does not appreciate.

Even though the recent comps are limited, current income had very little weight in the value determination.On a side note- BRRR can get a little tricky for SFRs and small multi family properties if you are holding for a long time before cashing out. 

I am not sure if I should put such weight on a threat of rising rates?

Not sure how long you plan on house hacking but I am sure the reward will out weight the cost. 

Because of this gap period, perhaps a bridge loan would help accomplish this goal - as current asset value carries more weight than income verification with these types of loans.As a direct lender, we offer bridge lending programs (1-3 years) with the ability to cash out refi up to 65% of value in as little as 5 days if you are seeking to access funding for more projects.

There are limits on the total depreciation deduction/section 179 deduction you can take on vehicles based on type and weight as well ( max 18k in 2018). 

You pull up, get weighed, pull around back and dump it, then get weight leaving and pay per-ton (1 ton min, I think around $60-$80/ton).