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. 

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

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

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.

You avoid the tax hit, and still get the use of 75% of the equity if you do a cash out refi - (but high interest rates sort of play against that to some degree presently… but you could alway refi again down the line if rates dropped.  

This influx of high-paying jobs (averaging $60 per hour) is expected to draw a significant number of professionals to the area, boosting demand for housing and various services.

I highly encourage everyone to view the property before putting money down, but that's not ideal for many of them, so I do allow them to rent "sight unseen," but I am very open with them to ensure they don't show up and back out.1.

If you can come in and operate effectively I think you'll find success rather quickly due to that.BTW - for a property management platform I would highly recommend Buildium.

Much better as a short term acquisition strategy for flips IMO but always a high-risk strategy that should not be practiced by anyone who doesn't have the liquid capital to pay off the loan if needed.