We held onto a 90 percent occupancy rate all summer and have had a strong fall. 

I'm using a 5 percent conventional loan and ran the number over and over it seem like it still make sense. 

If you made valuable improvements than you will be able to cash out refi up to 70 percent of the ARV.

Either use the lifetime exclusion as previously mentioned. 

I don't know WHAT we would do with a half acre with all parcels zoned R1, but it seems like a once in a lifetime opportunity to have this much land that I assume could be developed... somehow, someday?   

When you go to sell, technically the property does not need to appraise for the sales price, but the lender will only lend to a certain percent of the appraised value. 

You could spend a lifetime waiting for the perfect opportunity and pass by a lot of deals that, over time, could have got you to your destination. 

It requires a 10 percent down on sale day which I don’t have a problem with, however it is non refundable in the event that I am unable to close.

"Previous code allowed rent increases of up to 10 percent without landlords being required to cover the moving costs of tenants.

I still place in a 25 percent buffer because something ALWAYs comes up I didn't foresee.