@Mark F. is a local investor who I've had hours and hours of conversations and texts with, just talking shop.

It's a magnet for both tourists and business travelers.Brickell: A luxurious enclave known for attracting affluent visitors and business travelers.Midtown: A vibrant, upcoming area appealing to younger travelers seeking a mix of local culture, shopping, and dining.Given your budget and the goal of purchasing two condos, investing in a combination of these areas could optimize both appreciation and rental income.

Be honest about your current situation and ask if they’d be open to a brief chat or coffee.

A couple of questions, although several have already been answered on this forum...Is it worth shopping around for multiple lenders due to perhaps differing terms on these (rates, restrictions, fees, etc) or are they all generally the same?

So my other advice is keep your heloc at your primary bank or shop around till someone really wants your business 

Finally- those closing costs seem pretty aggressive- maybe shop around a bit in addition to running your numbers. 

You can create custom maps to mark areas of interest, track properties you're considering, and note key amenities like schools, shopping centers, and public transport.

I have done loans with hard money/private money shops, and the attorney wasn't that expensive.

I'd shop that quote around quite a bit. 

I would recommend reaching out to a few local loan shops, and highly recommend credit unions in today's rate climate, to see what products are right for you.