Follow up for you though is a LOC would be really useful for my situation except for constantly adjusting rates and the risks you laid.

I hadn't considered the constant maintenenace that would be needed.

We have two large dogs and in our last home (which was on the market all 3 years we lived there), having an agent constantly calling and bringing people in was a huge inconvenience.

I made offers constantly but never found anything that met their criteria other than one.

There's something wrong with her; she lies about things and is constantly trying to pick fights. 

I pers. have weekly calls, constant emails/text, etc with anyone I am working with.  

There used to be this guy that constantly begged me to let him invest in my builds. 

That being said, as a part time real estate agent I have clients constantly out of touch with the market today, they are not involved in it therefore they do not understand true value, or what the market is doing, feels like there are still people stuck in the market of 5 years ago where I am.Something I just told a woman I am working with the other day after she continually was making 15% less than lp offers on updated newly listed homes that helped bring her back down to earth is.People are not listing their homes in todays market as much because they have to sell, but more so because they can sell and make greater profits given inventory vs demand.

And even Einstein, who discovered special relativity and general relativity on paper first, as a theory, before it ever was confirmed by experimentation, only decided to investigate on paper BECAUSE OF what was found in experiment (constant speed of light, Maxwell's experiments).Experiments, where we make predictions and then test our predictions, not super intelligence, drives scientific discovery and engineering progress.

In the mean time I've been reading and listening to podcast constantly.