I’ve read enough to know that acquiring the LLC is a bad idea due to: unknown liabilities; tax liens and debts; loss of depreciation that has already been taken, and probably other reasons too.

Read some good reviews and some bad of these “packaged” wills/trusts, and felt most comfortable with Will Maker.  

As mentioned, I don't see vacancy and bad debt (missed payments) on here which calls into question everything else. 

I have no way of knowing if losses are due to bad luck, fraud, negligence, naivete, or acts of god.

And since the loans were not in their names and as you note Sellers did not know to ask for PG ( although in these cases PG is worthless) These folks walked and left the sellers in a very bad way..

It seems like the last few years have been terrible on that side.Hey man, I get what you're saying, but it's not as bad as it seems.

Your big box banks have very limited programs for you to choose from and bad rates and surprise points.

It got so bad that 76% of all U.S. homeowner lawsuits against insurers occurred in Florida.

Should I just sell the renovated home and the lots and take the win, or manage the building of the duplexes and go for a bigger win over the mid-range (while taking on the risk that things go badly or the market shifts)?

. $70k is quite a lot where things could go bad imo.But to comment on the other thing:> on the first - maybe. it does seem like you have good experience. but your numbers on it as a BRRRR are overly optimistic. you'll have to pay points at closing for the loan; you'll have holding costs while you rehab; it's difficult to get an 80% refinance; and refinances aren't free either. so you've left tens of thousands of dollars in costs out.So, we have already talked with the hard-money/bridge lender about all associated fees (1.5% origination, $2500 closing), they are included above.