If you buy a property now and the interest rate goes down, the value will likely be up as the economy rises.

In these cases, you can use the full value of your budgeted line items to help offset the out of pocket impact of the oh-$hit.  

Now I still try to help people and provide value but I’ve been effectively giving that away for free.

This sounds like a pretty unique project, but they're pretty flexible and builders are their main clientele. 

If you meet the holding period you will only pay LTCG (long-term capital gains) on any growth.RSUs - A bit simpler, when your RSU shares vest they will move into your brokerage account and that will trigger income tax on the value of the shares. 

Plus we do development and the returns far outpace the loss of 401k value, but that is not the norm.  

Especially among those in the late fall season of life who have been "mailbox money" fans throughout their earning years, it is not uncommon to see rents MASSIVELY below market value and those same people boasting in their lack of vacancy. 

We are coming to the new era where company that sells virtual reality , virtual real estate and AI like Nvidia , Meta or Microsoft ; and also "virtual" coin like Crypto is valued way way higher than real actual tangible real-estate like office building , apartment building and so on and so on for example the level of valuation for office building is like a wipe out.If the investment climate continue like this where there's no relevancy between investment and tangible or the real word , how conservative real estate investor like us should react ?

Does a cash-out refi even work if you're not doing a significant value add? 

Yes indeed mate.I probably would have fixed the rate also but "underwritten" the deal from a worst case rate scenario like I would do with SFH if financing.I'm not versed in large multifamily deals and would love to learn more.I think I could really do some "damage" in the field because I own and run a property management company and we run a tight ship that's very well optimized from an automation aspect and affiliate fee structure standpoint.So my bottom line for example buying a 50 or 100 unit would be much safer/higher due to in-house PM and "working" the margin.Vertical integration of management (and rehab) would definitely be a value proposition for you (and the small % of other sponsors who have it).