Within 1-2 months, you'll learn how to spot a good investment with a napkin and crayon.

We won’t lend a dime to anyone unless we’ve gone to lunch, gotten to know them a bit, and looked at a few of their properties.

So it sounds like this is a once in a while problem.

Congratulations to your continued success.That said we would like some guidance on crafting a contract where we would partner with contractor to go in on a flip together. 

Get a hold of a trusted lender and run through the options with them as well.

Do you think a duplex is generally a better investment than a single-family home for rental purposes?

I invest in land and have done entitlement/zoning and other DD work successfully for years.A broker called me this morning on a property I have on a busy interesection and has a QSR client who likes the location, but does not want to do a ground lease, only a build to suit. 

Just to confirm my understanding, you are living in a side by side duplex in Miami - you want to renovate the other side that you aren't living with a renovation loan?

Just bought 3 houses last week from a builder. 

Eliminate debt, establish a budget, and save.