Cash offers are likely to be favored more as sellers know the buyer can close in such a heated market.

I have spoken to another lender just to comparison shop, and their rates/terms were slightly more favorable not not by a landslide, so I’m glad to know the first lender is still competitive.

Do a CMA to see if there is a demand.Lastly, research your self storage laws; in most places they are WAY more favorable compared to housing. 

I think if that happens then we might see an uptick in delinquency and THAT could be the thing that tips the scale in favor of buyers. 

Find ways to add value and they will be happy to return the favor. 

The money isn't doing anyone any favors just sitting there and would like us both to be able to benefit from it.

Going into COVID, though, we were in a weaker position than before, with Treasury yields astonishingly low *even though* foreign central banks have been unloading UST's in favor of dollars and gold over the last half decade or so. 

If "I" were in your situation I would forgo using all of my cash for a duplex in favor of a 0% down deal!

Finding a larger place and renting for a while longer sounds perfectly fine IF you are serious about saving for a down payment (as you say above) that will allow you to buy a home on favorable terms available to owner-occupants.

The property isn't doing any of the surrounding ones any favors by only getting 61% of FMR.