My experience has always been better with a local lender.With that said, I am reaching out to David Greene's The One Brokerage about a refinance.

The key difference, though, was he spent months carefully getting to know the local architecs, reputable builders, and even a couple of niche design firms that specialize in modern builds for mid- to high-end buyers.

Tyler local, so sparked my interest whenever I see anyone post about the area.Given that your duplex is fully paid off and generating a steady cash flow of $1400 per month, it's understandable that you're having second thoughts about selling it.

I think the important takeaway is that you need to know what's going on in your local market.

Find the best local real estate investor meetups that have no pitches and you will increase your knowledge, camaraderie, and motivation ten-fold.

And a local resident is usually very helpful.

I would get on the phone with a local lender through a local bank. 

Connecting with local contractors or experienced investors in your area is also very helpful for getting accurate numbers.For ARV you’ll want to look at comps; You can start on Zillow or Realtor.com but I highly suggest connecting with a local agent.

My guess is that the institutional big banks would have a problem with it, while the smaller local banks and non-bank lenders probably wouldn't care as much. 

Depreciation begins once the property is rented.It’s essential to consult with a real estate attorney to ensure compliance with local laws and to handle legal complexities.