With excellent credit why am I being quoted at 6.5% for an investment property, (non owner occupied, 20% down 30 yr mortgage). 

But excellent point on selling and buying back in the same market...I hadn't thought of that; and I definitely have a little more research to do with the exchange rules (another thing I hadn't thought of).  

I know BP is excellent for REI education/knowledge but has it helped increase your income?  

This is one of the deals I am looking at it's an 18 unit family unit apartment complex in an excellent area where the rent's similar will go for higher.Here is the deal:Asking price: 2.8 Cap Rate: 6%Avg monthly rant of all 18 rental is: $1200 * 18 = 21600 a monthYearly revenue of $259,200Vacancy: 5% (12,960 ) - I know this is lowNOI: 246,240Exp: $74,000 a  year (30% of the NOI) I know this is low as well. 

Both excellent states. 

@Reinhard Kurzen Andrew Greene at Perkins Coie is excellent, but on the higher end of the spectrum as pricing goes.PM me if you'd like.

It has excellent schools systems and investors are competing with home buyers for deals that are not full rehabs. 

I was the one to stage the home, used a professional photographer that was excellent and I was the listing agent.

Paid $189, monitoring service around $29 per monthAlso used a home sitter twice now, also worked well as long as the property is rented within a short time frame, otherwise its a killer.Better still.... get a long term, excellent tenant, perhaps rent slightly under market so you have choice.

@Max Denning In my 4-unit the box filled in 3.5 months (it literally was so full it jammed the slide).