The $232k offer is from someone who has been waiting for my property to come on the market for a few months, so I suppose my agent and theirs have a good working relationship. 

We are considering it for a replacement home but so far stick built is supposedly cheaper for <2000 square foot in our area. 

Looking at it this way, we're exactly where we're supposed to be.As to what to do with your $100k? 

That would actually be great, I just need a little direction I suppose so I can piece together this last bit.

I suppose we will talk to a few banks and see what they think.

there is no rule of thumb and BRRRR generally if you pull out all your cash your cash flow will be minimal.the theory is you can build up a portfolio and you suppose to have some built in equity.but the deals are not what they were 5 to 10 years ago.. so while in theory for sure this works and its not a new concept we did these loans routinely prior to the GFC  its just been coined on this site ..

It supposed to run 24/7/365. 

I suppose I could specialize and only do one thing and just charge more for it but I am pretty happy where I am at.

They haven't shielded me from some of those things, so it's good to know that a great property manager is supposed to.

I suppose at some point, we just have to make a decision.