Yes it is just specualtion, but if you are basing your future on guaranteed appreciation, imagine having that huge amount to pay every month and NOT having the appreciation to reward you at the end.

@Colleen WoodsWe have offered to guarantee the buyers 20% down payment since it was not covered by the lender’s bond.

There are no guarantees in life.

If you have A1 Able do it, it is way too expensive and they don't guarantee that it won't spread to other units in the building.

Sellers often value a quick, guaranteed close over the possibility of a higher, but less certain, payout.

And the elite Realtors that might have some angles to help you will want some type of agreement in place so that they get their reward guaranteed....

You can ask for disclosures and financials and all that from boards and HOA, but at the end of the day there's no guarantee you aren't going to get hit with one. 

Investment account looks like I get an average of 10% (not guaranteed)Just trying to determine what to focus on in the next few years.

CFRI.net I guarantee you will find people doing what you want and you can start a journey.

Where you clearly went wrong is you bought a home for $390k and after renovating it its worth $445k or best offer of $380k.Also realize you probably also signed a personal guarantee so any amounts owed they can come after you for, and if you have equity in your primary residence they could potentially foreclose on that (depending on what state it is).