Add to that the various "HQ2s" that are coming which implies the major, high paying employers in the area will not be hiring as heavily as they have in the Seattle market, and you create a possibility of lower demand plus higher interest, likely creating stagnant prices in the near future.Therefore, back to my first comment: if it will cash flow on a monthly basis when accounting for management, leasing commissions, repairs and maintenance, Capex, taxes, insurance, loan payments and vacancy, then it won't matter if you see appreciation in the shorter term.  

Does anyone know if this is a low commission structure or normal?

Normally use bigger "Clean" rock for a base. 

If you don't do a 1031 exchange you will want to value those at their accounting basis so there will be no profit associated with that part of the sale. 

What is your actual/expected capital gain (sales price less your cost basis/purchase price).  

From my research I have seen multiple places indicating investment rates were normally only 0.5% to 0.75% higher. 

I don't want to be the bearer of bad news but in good old tenant Haven NYC it can take a year to get tenants during normal times.

@Brett Schmidt normally I would recommend 30 but your return will be much higher with the 85% LTV loan most likely compared to 75%.

That's a normal rate I believe.

According to Diana Olick of CNBC, “Despite being on the cusp of the historically busy spring housing market, homeowners are not listing their properties for sale at the pace they normally would this time of year.