The rates for a purchase money loan (one where you take the loan out to directly acquire the property) vs when you do a "cash out refinance", which your loan would be if you chose to pay off the line with a loan on the primary residence, it typically done at a higher rate.

I am just an average Joe trying to sell our house to investors (ski resort town three hours east of SF if anyone is interested) - I just wanted to check in and see: Is it common for an investor to insist on entering into a contract before they inspect (where they have 2 weeks to inspect and cancel if they don’t like what they see & if they do they will close within one month)?

Typically about 20% down on each purchase you make.  

Detroit is literally a block by block city and if you are not here to see the property you need boots on the ground that you can rely on to assess any potential purchase.  

Why do you think purchase contracts are so long and have such small print?

If it this stickily a rental there are 30Y DSCR loans available that allow you to refinance immediately after you purchase with cash BUT you are going to max out at 80% LTC.

Where have you purchased and built on lots affordable for infill or spec homes in miami florida?

Purchase price 245K ARV 425K.

Purchasing MHCs in neighboring states that have more business-friendly regulations could prove to be the key.And, of course, who can forget the good old cost-of-living and supply chain crises?

Refi's typically have a slightly higher interest rate than a new home purchase.