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Nice to meet everyone!!!

Nothing is foolproof of course, but having another investor in your market make a suggestion at least gets us on the right foot. 

I've seen investors lose tens of thousands every year before they finally get serious about learning how to manage.

I try not to let it get personal...there are some members that have been 'inappropriate' in the past, but I will still give them a vote if their post actually deserves it

Are you able to get an extension on closing to support the timeframe of lender B?

I've got about $525K in equity in the property, but lenders have told me that I cannot get a HELOC to access that equity for additional purchases because the duplex was financed as an investment - they have said TX law dictates that HELOC can only be used on primary residences.

In California there is $800 franchise tax per LLC per year, which discourages a lot of RE investors from getting an LLC.

Contact the utility provider and get a historical average based on the last year of use.

They find deals on oceanfront houses all over the country.I'd even look for a fixer upper to get a great deal.