I was looking into bank stamens loans as well but I'm not sure if that would be the best option for us currently.

This may be expensive and not worth it but having it legally split, may also increase value. 

Unless you still want to buy the property, the seller is in breech for not closing because you are full ready to close but they haven't or refused to sign anything.In NC if the seller breaches, the buyer can sue for specific performance.

I have seen 20-30% on 2nd liens in the past, not uncommon - especially if its a wonky type of deal (not your standard single family but land, development deal etc).I have started seeing some who have 30-50% 2nds from HML on single families. 

We thought an E&O insurance would cover this, but we’re having trouble finding a carrier.

Yes, property taxes are higher for investors but not terrible. 

Thank you,But how do I find people I can trust and won’t take advantage of my age?

STRs and MTRs have higher cash flow than LTRs but they require more work. 

But just like a lot of things, what is increasing here, could be decreasing in a few cities over.

I was thinking of joining the local REI group, but I am usually busy with the kids during online event hours (maybe I should make a deal with my wife...lol).