The most the interest rates would rise in a year would be about 1% and it is usually much less...

Time is your enemy , buying seasons slow as it gets colder , interest rates could rise , property taxes come due again . 

If your only option is a VA loan, then patience is key and you will definitely be better off in the winter (off-season) for north jersey HOWEVER you have to weight those savings against rates rising (which are incredibly low at the moment). 

In the long term San Diego will have long term appreciation above the inflation rate and you listed as your #1 goal long term wealth.

I am buying an off market deal, the numbers come out to be a 15ish cap.The neighborhood is decent, dont expect value to rise like the rest of the market.The property has strong rental figures, around 10,500k a month.  

She's one of our rising starts at Spearhead Realty and she knows how to find deals.   

Is it possible the heat is rising so to speak?

My regret: Last thing I wanted to do was be what everyone says they dislike about wholesalers - pitching crap with inflated, inaccurate numbers.

With more “fha approved” competing condo units available, the “premium” for the currently approved condos will shrink of course....but how much of that will be the non approved ones rising in value and how much of that will be the currently approved units units decreasing in price due to now more “approved competition”.

Once you have tenants in there and they've been there a year, increase the rent (not by $100), but by inflation.