I currently own a two-family home with my girlfriend, but I plan to refinance in 2025 and start fresh with a focused expansion strategy.

What's the current inventory in your market and are you competitive?  

It seems tough to find even mediocre cashflow on turnkey properties, and I'm currently looking into Fishtown/Olde Richmond, and Point Breeze, but areas like Germantown are compelling also.4) How seriously do local investors take projects like the Bellwether project?

You should ask to speak to the commercial lender at the bank that carries your property's current mortgage.

I know it's a long shot, but I'm currently having lawyers review the signed subscription documents to see if there's any way to minimize the losses here. 

For our second STR, we are currently researching Sherman, potentially / ideally, a less expensive duplex that we could rennovate and self manage from Dallas with workers coming to the area in mind. 

Quote from @Patrick McCann: Hi Justin, I'm also a househacker in NH currently living in my duplex in Dover, NH with plans to search for my next one in the near future.

If someone offered to finance this house to you at your current rates if you put down $250k would you do it?

Your plan can be something rough like: I own a piece of vacant land at (address), and I'm looking to rezone it from (current designation) to (new designation) in order to build a new construction duplex which will consist of  2 condos for sale, or 2 aparment rentals, eg.

Currently, we own one vacation rental in Duluth and one college rental.