Identified family’s objections and issues and tried to overcome every one of them using myself to sacrifice time, etc for a solution…to be shut down.

On the upside since my sister needs someone here most of the time I have come up with some very creative money making opritunites (and learned that 90% of the Digital Marketing Guru's are scam artist.

Def let me know if you create something digital, would like to participate. 

@Jacob O'Connor working in a digital marketing business.

Predicted price appreciation for next year is double digits.6. 

The last time Dave Ramsey had a loan was in the 1980's when double digit interest rates where common.

And people want to act like this is sustainable.)But because real estate is not a liquid market, true price discovery is hampered, resulting in undervalued/overvalued assets in every market.Each deal is it’s own situation, so even if a “market” is overheated, you may find an objectively great deal, one that would make sense even in a recession. 

The biggest item to be aware of with hard money is the interest rate, which is going to be in the double digits. 

As long as your end objectives are met, it really doesn't matter what loan product you chose or use. 

The goals you have influence your decisions and they determine, largely the metrics you choose to use to guide your decisions.Briefly - it's a seller's market here right now - virtually every SFH I've either sold or bought has been a multiple offer situation in the past 10 weeks - inventory is historically low and rates are low and prices are projected to continue to rise over the next year at least in the SFH sector so selling right now - all things being equal would be relatively easy which could stabilise a 1031 situation - however if you plan to buy in a tight market ( Oregon) that would compromise the original impetus to increase cash-flow.It is entirely possible to manage a small remote rental yourself if you have support locally and want to maximise cash-flow - 10% of $2150 = $215 + $120-170 extra from refinancing if you do not extract any equity = $335 - $385 extra revenue per month if you harness the PM fee and the reduced mortgage payment.If your objective is to grow your portfolio then you might want to leverage the hot SFH market here and sell - maximise your selling price ( good Realtor and good target market asset positioning) and invest in a below market Triplex that you can force appreciate and set yourself up to pull the equity in a refinance event later down the line, collect good cash throw off and leverage the asset to speed up your portfolio growth...plus owning a MF builds your lender credentials more than a SFH if you want to scale up in the future.I always have my clients clarify what their primary goals are with their investment portfolio - it matters and it really helps you to get clear so you can recognise what a good opportunity is for you.