Rates will be more volatile and going into a cycle of rate easing by the FED's these rates are set to drop soon which could cost you in interest earnings. 

At a minimum, if you want to shelter W2 income you need to know the IRS rules regarding passive activity losses and the exceptions, and also about the largest tax sheltering deduction, which is cost segregation and bonus depreciation.

He even mentioned a term "sellers concessions" that I guess has something to do with the seller helping out with the closing costs.

Selling costs will consume about 50%.  

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But sometimes free can cost you a bundle if you violate local laws, or don't include something that is required in your state.

If you've never built, I would never build anything as it will take 3x as long, cost 3x as much, and violate 3x as many city ordinances.

Initially wanted to hold forever but with insurance costs rising/property taxes going up/threats of Hurricanes destroying home, considering cashing out.  

Who will write a $70-$100k cash value policy on this building and what should it cost?

It was the most aggravating part and I thought it would cost us our deal.