She has a charge off that expirian will not delete everywhere else deleted it so that blocked her from getting a heloc no 401k my dti is high because we used my cards What would u do in this situation?

People with high risk tolerance will have a far different answer than someone who is risk averse. 

Right now there's huge concentration, but as this continues to build out and we see north of the high 30s GW by 10 years from now it'll be almost a requirement to keep some type of locality based risk assessment and to diversify. 

I think you can go as high as 15% but it's cutting into your margins and depends if you are a GC yourself or not. 150k is close to a million or more.

But presuming you are talking about doing the above, this is a high risk strategy.

My known options are hard money or private lending and then maybe doing a cash out refi, but rates would be high on both ends and will really cut into my cash flow. 

High-end properties might require a white-glove approach with customized services, while more modest properties may prioritize affordability and efficient communication.

Jobs are always a good indicator of growth areas especially good high paying jobs.

If you have a credit card with a high limit or a line of credit on the existing duplex that might give you some wiggle room.

That’s one of the highest growth forecasts in the country while still maintaining strong rent-to-price ratios.Memphis also has a resilient economy, driven by logistics (FedEx), healthcare, and a high percentage of renters.