@Olga DaiselI think we are lacking some key details of your plan.

It's usually best to talk with your neighbors about your plans and get their support as one of the variance tests is that the requested relief does not cause a public health issue or alter the essential character of the neighborhood.Try googling "tests for a variance in [your state]" and talk with your local zoning department.

We just acquired an existing duplex in Fort Lauderdale and planning on tearing it down and build a new duplex instead.

Instead of continuing to hire remediation contractors you should hire a hygenist to come in, do some testing and provide a remediation plan.

Just plan for reserves if it takes a year or two to break even.Take your time, do the research, and trust the process.

I plan to use a HELOC but would be interested in the thoughts of others in BPs on this approach or recommendations if there are other ways to financing that I should consider.

Hey Jacob, do you plan on expanding the portfolio?

Some other factors to consider - How long are you planning to hold this property?

I feel like right now is one of the hardest times to find deals, but I still want to start asap and go slow and steady, with a long term plan.

Hey there is someone in the house, maybe I should knock on the door and ask them a few questions...like are they planning to sell the tennis court?