It might be easier to build new if there are too many updated standards to implement in an older home.

The idea behind this is it avoids having to get qualified by a bank and closing costs.

I have been having some success negotiating seller paid closing costs to help with rate buy down as well. - If you see a property that makes sense, I encourage you to get an offer in ASAP.

I think we will some more small hikes, and I think we will see some small cuts, but ultimately rates will continue floating in the 6% +/- range.  

Problem being it would be a large pay cut initially I presume and would need over 2years of full time work in financial planning to qualify for the CFP.  

New construction may be an option, many builders are offering rate buy downs and closing cost assistance and then you get quicker appreciation when they continue to build out the community.

This business is hard enough, if you're not rowing in the same direction just cut bait and move on. 

As long as you have proof of mailing you're okay on the time (not when she receives)  If you end up spending less to clean then you may have to refund some of the cost. 

Your costs are fixed and so you probably can't provide discount financing. 

I would only rent to friends and family I trust 100% and even then I am probably giving them a break or cutting them some slack because they have a temporary situation.I would really only do it as a favor.