Just spoke with a business dev rep from BAM today, good conversation, said theyre not worried about rates right now and have plans in place to account for them. 

Quote from @Victor Tofilski: @Joe VilleneuveThe other unit was a unique circumstance the tenant only needed a place for 6 months before he moves again so I gave him a different price to account for future vacancy.

Our account manager, Maria Barnes, responded quickly to our questions.

.)- All in Cost = Cost to build * Square foot  - Sales Price = All in Cost + (All in cost * 20%)* Covers contractor and soft cost on either fee based or cost+- Profit = (Sales price - (Sales Price * 7%))* - All in Cost   accounts for agent fees and closing cost- Initial List Price = Sales price + 10%      A buffer to test market absorption- Break Even being All in cost, point where everyone is paid except me. - List price is to test the market absorption at "x" price. 250k land + build.

They told them that this investment will change their life and that money in a retirement account or 401k is worthless.

Early in my investing career I wanted to cost seg my properties, but my accountant told me I was wasting my time because I was unable to use the full depreciation benefits I already had.  

I have some money in my savings account but not a lot.

Second to cash in the bank is HELOC cash because you can use it however you want (you just have to see it already in an account).

I dont want cash sitting in my bank account earning nothing.

Again, this is a conversation to have with your accountant to ensure the benefits would outweigh the costs.Another misconception is that there is little value in a cost seg study for properties that do not have a lot of personal property in them or very little interior build out, such as industrial warehouses.