Once I retire in a week, and get the 457 money, it will give me roughly 80% of the down payment.I'll probably use a bit of my existing HELOC to get the rest of the down payment.I could ask my credit union about increasing my HELOC so I could use that to cover all of the down payment. 

For me the issue isn't so much using our equity as increasing the $ we have going to a larger mortgage each month, rather to savings/investment.

Being a renter, myself, for several years, I would not even consider month-to-month as I do not want the potential for moving expenses, rent increases, etc., if landlord decides to change the terms 2-3 months in. 

If you're interested in new construction, you may consider getting in very early on in a newer community near Samsung to get some of the benefit from the regular price increases moving forward while they continue to build it out over the next year(s).Of course, all that depends on how the rental numbers look for you in each area. 

Whichever one you like best, work with them and have the other 2 on standby for when your primary attorney is on vacation, out sick, having a baby or whatever reason they may be unavailable for you.

I really need to increase the rent by 18% in order to meet my ROI numbers and to get closer to the market.

I believe the UGB will have expanded somewhat but the available land will still be limited when compared to demand causing an increase in price.

The tax is on the gain in the value of the land, and if you're doing a rehab or a flip, the land itself generally doesn't increase much.  

Cap rates are a function of risk; just like any other investment as the returns increase, so does the associated risk.

I am feeling as of late that it is getting increasingly harder to find more deals in our hot Las Vegas market at the moment.