I would not count on short term appreciation to be great.Negative cash flow can get old fast   Especially when large cap expenses occur.  

These higher end homes I’m averaging around $100,000 profit.  

I'm skeptical you could do a 4-plex for $775k all in, particularly if you're building in Alaska where everything is much more expensive - from materials to labor.

Jersey City market is very expensive after running the numbers on multiple properties I just don't see how the numbers makes sense to still house hack there unless I'm doing airbnb or something like that while live in another unit.

You're learning some expensive lessons but you'll come out of the other side.

You can certainly find a a builder grade vanity for cheaper than $500 at Home Depot, but you can also spend $2k+ on vanity if you are buying a ultra luxury/custom vanity.Our $500 "allowance" for the vanity is meant to be a starting point of what we think is reasonable for an average grade vanity on a typical mid-grade house flip. 

I get that each investor is different but generally speaking, for the average fix & flipper does it matter?

So this determines if you’re putting down $2.4 on a more expensive building or simply looking as close to $2.4 as possible.).

Keep in mind that refinancing comes with its own costs, and it’s important to calculate whether the savings from a lower interest rate will outweigh these expenses.

the national average is probably closer to 0.6%, and finding a deal at 0.8% is pretty good in this market!