Not even sure where you are pulling 30% from...Taking money from a traditional retirement account(non-Roth) now or later is subject to income tax at your marginal income tax bracket.Any 'planning' around distributions that you can do later can also be done now.If you want to take money out in a year where you are in a lower tax bracket(result of going back to school, taking a year off from work to travel, a year where you have a lot of losses from real estate via Real Estate Professional Status, etc).Also, hard to say what your income / tax rates will be when you retire.

The only market I see thrown around is Columbus and feel like I’m late to that party.  

But it will not be the same way I was winning when rates were 3% (or maybe it is - but reality is there will be some changes to the business as 3% rates is like a professional team playing against a pee-wee team). 

However, his preliminary report and consultation was professional and very much appreciated. 

The biggest recommendation I would make is to get an inspection done with a third party you choose.

You can negotiate your own terms with a private party who may be willing to give you a lower rate than what is available on the public market.

Consider consulting with a real estate professional or financial advisor to help make an informed decision based on your individual circumstances and goals. 

See a lawyer and pay for professional advice.

I hate to be a party pooper but don’t you have to be realistic at some time? 

Could you advise on the best methods to find a mentor and network with professionals in this field?