I will update the post once we list the house for sale

if it's a "cash-out" then it doesn't matter what it's replacing. also, my last cash-out was 4.5% and I know regular investment rates aren't much lower.

Do you have a regular 9-5 that you drive 65 miles each way to?

Just to update this post, this unit in Bristol, CT was rented within a week of listing to a qualified tenant who will be paying $950/mo.

From what I can tell, you have the option of using them either as your home inspector or in addition to your inspector to verify the necessity of improvements for the 203k loan (you have to use one) - https://entp.hud.gov/idapp/html/f17cnsltdata.cfmFor regular 203k loans, there is a minimum of $5,000 in repairs to add to the mortgage of the house.

We are planning on moving  and selling our house which is older and in need of alot of updating.

Selling:28k negotiableFix 12-15k fix In 37914 : 5 min away from ZooThe area is not great but previous owner updated water pipes.

Stuff with less taxable distributions like index funds and growth stocks in regular cash accounts.Thank you guys for your service! 

If the “fair market price” is because it’s a good property, relatively updated, desirable area, etc. then you’re basically buying a yield play.

I think you will find that if you start backing out of contracts regularly, that you're going to build a reputation for yourself that you'd rather not have.