IMO, that's not a very sophisticated way of budgeting, b/c it fails to consider ROI and marketing efficiency by channels.How many listing/buyer clients can you &/or your team (if you have one) support?    

Going to reach out to friend who is a realtor to see if she can pull some past sales within a 12 month period.

This assumes that the MAX seasoning period before I can do the refi. is 6 months I would then use this $21,000 to purchase another property as a Rental property , but this time ...

RPOA, Rental Property Owners Association meets at Red Lion monthly and WLA, Washington Landlord Association, has meetings at Sheri's periodically.  

I have a blog with some classic books (all probably free at library ) on the topic..finally, it might be worth exploring getting new efficient ac, furnaces, hvac rolled into the loan (as that is like 15-20 percent of the deal) but may be tough to do before closing....or maybe tap equity in a few years for that...best of luck

It is a simple process to do a changeI am saying this as I have had varying success during the 48 hour period to get a change and have had them cancel bids on me before .

According to the American Land Title Association, the following types of loans do not have to comply with TRID:Home-equity lines of credit Reverse mortgages Mortgages secured by a mobile home or dwelling not attached to land No-interest second mortgage made for down payment assistance, energy efficiency or foreclosure avoidance Loans made by a creditor who makes five or fewer mortgages in a year And, in addition, 100% cash transactions (no lender involved) are also exempt.

I'll be checking back periodically, so, off you go.

NYC has done pretty well for itself and the Bay certainly has a possibility to end up like that, but one could also argue that the Bay and even SF in general has a lot more to do to make transportation as efficient as over there.I'm kind of rambling and going off topic, but basically I guess what I'm trying to say is: a seller's market does not guarantee that the price will go down any time soon, nor does it guarantee that price wouldn't crash any time soon.  

You can't buy as an investor until the owner occupant period is over, period.