Account Closed, I have not tried BB&T, but I will reach out to them as well.

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.

@Chris Seveney This reminded me of a line in a John Mayer song: "When I really start to break it down,I wouldn′t trust a girl who knew about this place."

Conclusion: Don´t give your credit card infos for "free" products!!!

So more Roth for way less in taxable income incurred. doing this is easiest in a Solo 401k if you qualify but can also be done using a checkbook IRA as well. check out this post that @Dmitriy Fomichenko made explaining this concept.https://www.biggerpockets.com/forums/51/topics/1223601-how-t... 

Best,David T. 

t out of luck. 

I think @Brian G. and @Jaycee Greene hit it on the head: an event occurring/debt resetting.When the debt forcefully resets on some of these assets, valuations drop if the submarket cap rate has expanded and/or if the operator can not show a good t-3, t-6 etc due to economic vacancy and rising opex (insurance, r&m etc).If the operator can't inject equity to cover the difference, then trouble arises.

Quote from @Brent T Galbreath: What did you write off? 

t can go bad real fast.