You need to do your research so that you are not wasting your time at auctions. 

Only use engineers/architects/brokers etc. who have actual experience with single family lot development, you don't want to waste time/energy/money where others learn how to do it on your dime, you want them to tell you how it's done.

Not only is it a waste of most people's time to do so, but it's going to hurt the reputation of the person writing those offers.

Subs may charge more to work in tight crawlspaces (they don't look tight on the plans but they ARE tight).We minimize the foundation cost with home designs that go vertical for two stories.

The land is 5 minutes from my families home in SC so even without that the Property management is minimal but they will be handling all the rent collection and anything else that may arise.

I'd put new one in also for same reasons.Keep the tenant as long as you can but give yourself some lead time to freshen up the interior, on a Single family home most are likely looking for personal use and I'd have it empty once you list it.Showing a home with someone in is not optimal the tenant's idea of cooperation is not always easy to define and a messy place doesn't give a good impression, wasted time with occupied in my opinion.

Just looking to find some reputable companies - who, if they require a meet and greet - aren't going to then waste my time with deals made to *look* like deals with inflated ARVs ( I get everyone inflates them - I'm talking really inflates them).If everyone wants to hold specific wholesalers close to the vest, I totally get it.

One other thing to do is to find an office location that is convenient and has minimal distractions.  

However, with mortgage interest rates predicting to go up this year and the next upcoming years and with their still being some room to grab some minimal appreciation along the way, I'm trying to determine if now is a good time for my family to buy a home before rates start going above 5 and maybe even to six in the next few years?

@Natalie Kolodij and @Andrew Ware you're absolutely right If the property is a low value the returns from cost segregation would be accordingly low so on a $200K total property the benefits would be minimal, but if the building itself is over $200K less land then five figure tax savings are entirely possible.