My plan has migrated to being a longer term buy-and-hold strategy (my original post noted 5 years.)For anyone else interested in this topic, this article neatly summarizes some of my broader concerns, including the idea that this coastal city should possibly be focusing on a retreat plan, not a resilience plan:https://www.washingtonpost.com/magazine/2020/04/13/after-decades-waterfront-living-climate-change-is-forcing-communities-plan-their-retreat-coasts/

It's been almost a decade, and we are both ready to make a significant change to move towards starting a family, and generational wealth.If I keep saying "now is not the right time", I will never make moves.

OPM  you need no credit  no cash etc.. those tag words have been around for decades.. think Carlton Sheets  Dave Del Dotto  and many many who came before them..

When they sell later 1. it's at long term cap gains rate of 15% and 2. over the past decade with a rapidly appreciating market they are selling it for even more than what they would have gotten right away. 

I think we are back to where we were a decade ago.

We as real estate investors, have been under this delusion for decades.

This is in spite of the worst credit market in many decades so I think I'm doing alright skipper.

I've been with Pensco for well over a decade and have no major complaints.  

In a decade you will be much better off.

Full disclosure Disclaimer: I went through the Monk program a long time (over a decade) ago in our local great recession.