I have some crypto gains I’m really looking forward to dumping into a more stable asset class and hoping this can help me defer the taxes on the growth.  

You probably know the below info but you might not and it may give insight to others who come across this info in the future so ill post it.What are the lists you currently have?

Be sure to shop around for the best terms and understand the refinancing process post-rehab to ensure your numbers work.

I love the flexibility. 

The biggest reason I would advocate for mixed use is for the reasons you mentioned, the leases are longer, but also the general "issues" around tenants on the residential side don't come into play as much or at all. 

If you cash out equity in a property, you are "borrowing" that money from the lender.

Hard to understand your post but am assuming you are saying that the individual acting on behalf of the seller was assumed to be an agent but you are finding out they are actually a wholesaler?

This post does not create a CPA-Client relationship.

Deny the ESA.

Contact the zoning department and see if you can get the property rezoned as a duplex.