We might hit 20% of selling price, but that is purely because of rapid appreciation.

You can even go over market in such a scenario because everything after the monthly payment is pure profit.

I strongly agree that the expense in time, gas, and maintenance will far outweigh the advantages of owning the property that you would be much better living on base, if possible, or renting as cheaply as possible until you have the money saved to buy a property purely as an investment property.

I say this because your job is probably too small to warrant the extra expense of hiring a GC who is purely a project coordinator/manager.

Listing agent has been operating in bad faith because when we saw the master bath shower, he said the damage was purely cosmetic.

How are pure vacation rentals doing vs rentals in urban areas?  

@John Clark There is no logic or sense to it, just pure emotions by caving to the tenant advocacy groups.One note on your "increase rents" suggestion.

@Bill Exeter @Dave FosterSo I can use the $333K portion to buy an investment property like duplex, triplex etc purely for rental use right?

To do so, I can either:1) Pull it out prior to  purchase of the replacement property but lose an amount taxed as pure profit (20% times 80k) or2) Execute the next purchase, then refi pulling out 80k or more at the cost of refinancing.Is that about correct?

Not purely as an investment but also an exercise for my design and construction muscles.