Alternatively, you can go back further in time and try to apply a percentage increase or decrease based on what the market is done in that area.

This should relax as we expect to see rates begin to decrease. 

This is what concerns me because as active listings continue to increase, occupancy and ADRs are decreasing and you have to wonder what will continue to drive people to Bryson.

Depending on how many restrictions and what restrictions you put in the new deed (if any) it may decrease the value of the new lot BUT... it may not especially if those restrictions are congruent with the types of properties in the area AND doing so will then ensure that whoever puchases the lot next door to your existing investment property won't be able to build something that will decrease your property value, in fact if you do it properly the restrictions should help INCREASE your property value on the lot you retain. -- So really, yes any value you loose on the split, you should make up for in ensuring that the property next door (whenever it is built) is not run-down and of a certain caliber. 

Most of them who still flip properties get their deal flow nearly exclusively from wholesalers and properties off market and the margins in the flips are decreasing.  

All sorts of rehabs/conversions can turn a total loser into a cashflowing property. ...another example: I've built ADUs in previously unfinished basements, which turned properties that were $500/mo negative into properties that now cashflow 1000/mo ...the power move was rolling the construction debt into refis on other properties at lower rates, which more than negated the construction debt...in other words, I got paid to build the ADUs (these days, this isn't usually possible--or at least, it's a lot less likely--now that rates are rising...but who knows, rates might decrease again at some point...). ...Although certain rehabs/conversions can force cashflow, there is real skill and art to spotting properties that are good candidates for these types of rehabs/conversions. ...an effective rehab/conversion is often a lot trickier than HGTV would have you believe, and choosing the wrong property to do this can completely blow up the financial model.Another approach is to learn to find properties that have something that turns off other buyers, but which is irrelevant to cashflow, and irrelevant to your business model.

However their total crime (part 1) report, suggests that crime from 2009-2021 has decreased by 41.6%, while the population has increased by ~24% in the same period.

It also decreases agent fees and typically there are more opportunities.

I am struggling with the decisions since I know DOM will increase and sale price will decrease as we move into the colder season, but I also want to take advantage of winter or early spring prices on my next properties.

or it would be better to wait until the interest rates go higher, find a better deal, and refinance when the rates decreased in the future?