Insurance right now is wild, so I'd get a solid broker on your team - I'd be happy to share my contact if that would help.Also, aren't most of the existing insurances shared on the OMs for the properties? 

Alot of unknowns as you don't have the ability to walk the property beforehand, but interesting process, and pretty good deals exist there.While the Trustee Sales are cash purchases, there are many hard money options that can turn over the funds in time for the 24 hour funding required to complete the purchase.If you are interested, let me know and I can go into more detail, as well as make some other suggestions for you to consider. 

I’ve been offering a $100 referral fee for existing tenants who refer a new tenant to any of my properties.

They could work with an existing lender, do some marketing to help broker, get a cut and make FARRRR more $ with zero risk vs this EMD lending. 

Looking for spaces in existing or new communities coming up in and around phoenix, dallas, austin, raleigh, irvine, charlette, san diego.Imin austin.

Without any cash it is unlikely unless you can find a 100% seller financed deal (they do exist, I just did one a few months ago).

Unlike refinancing, which involves taking out a new loan, recasting keeps your existing loan terms—including your interest rate and loan duration—intact.

A 50% LTV on a $120K house at 7%, 30 year Am results in a $400/mo interest payment.The cashflow on your existing duplex goes to $1,000 per month, but now you can buy another just like it so yoru cashflow goes to $2,000 per month.  

Leverage your existing equity to invest in smaller properties, such as a mixed-use or retail space, to gain experience and cash flow.

It is just nice peace of mind that you don't always have to be available if their is an urgent maintenance issue.