We pondered the builder idea.Auction may be a last-ditch.Our current primary home is in even a better location and a better house than we could've afforded to have built at the time.

The last post I did here in BP brought me SO much knowledge and wonderful people who have extended a hand to me.

Downtown area, last I heard, still had STR permits available (unlike Mission Beach). 

Here is what happened after i spoke to everyone here :  It took me 4 yrs but last year finally i closed on my primary residence here in AZ..

I had a vacancy last week which was easy too.

You probably already know all this, or at least should but the last paragraph under landlord must give 30+ days notice (all must end at month end more than 30 days out, not exactly 30 days.) says there are legal requirements for tenant’s to give any notice.

I have a few stubborn tenants who insist upon paying in cash and I make them take the money to my bank with a pre-filled out deposit slip with my name and the last three digits of the account number and then they fill in the date and the amount of the deposit.

Our insurance 'crisis' is real, but on the mend. 8 new carriers were approved last week, but until that settles down and we see where interest rates go this summer, I would be conservative with your numbers. 

I've changed my investing strategy after my experience in the last year. 

If it used to be your primary residence and you've only recently moved out (ie it was your home for 2 or 3 (I forget the number) of the last 5 years), and the price has gone up since you bought it, sell it, avoid capital gains and decide what to do with the money.