Implying bait and switch is pretty bold, please provide specific examples OR possibly consider not implying this about a loan shop that you clearly don't know much about. 

With your budget, depending on where you are working, I'd consider Silver Spring or Hyattsville  

That is the only update I can provide today.

If you are looking to pull out equity on your home to start to do some fix&flips(great idea) then it would all depend on how much equity there is in you home and your current income(SSI,retirement etc).

I want to go the buy-and-hold route, and I am interested in finding a duplex that will provide a steady cash flow, a high appreciation value and does not need renovations.

Depending on the salaries of the new jobs they may also price out the local residents on new home sales which would further drive up the price.

They will not provide you that documentation.

I may have to Teak my strategy in light of the excellent advice you provide here, Henry.  

Maybe some AI pro can provide a solution?  

If is 65% and below LTV you won't need to provide reserves. 1.