I have a few investment properties, but i am soon to be closing on my primary home to live in.

Most people call the "Non-Owner occupied home list".  

However, if that were the case, builders who are already buying down rates aggressively would be selling more homes, but they aren’t.

Learn the basics of financials in RE, build a strong team on the ground, understand the ins and outs of RE and what market your in, understand how to actually flip the home and what strategy you are doing (Highly recommend the BRRR) as holding homes is where the money is made.REAL ESTATE IS NOT EASY!!!

Hello, I am new to real estate investing and I have a tentative verbal deal on a pre-market lake property that I would eventually like to make my retirement home (10 years or so).

@Mark SvendsenI would have given them to the buyer of the home at no cost.

It all depends on the areas you're looking in, I would advise focusing on the median priced homes, those types of areas normally don't have a lot of vacancies in my experience. 

What are the typical timelines, and are there any tips for navigating this process more smoothly?

Richmond, VA continues to be a growing city with affordable homes. 

And what are some best tips and practices to look out for?