With substantial equity in your Fort Worth rental, a cash-out refinance could free up funds to purchase additional properties.

See, the majority of profit in real estate is NOT made by below market purchases.  

Purchase price: $75,000 Cash invested: $10,000 Sale price: $120,000 This is a 2 bedroom 1 bathroom single family detached house is South Georgia.

Purchase price: $90,000 Cash invested: $15,000 What made you interested in investing in this type of deal?

For the BRRRR process I plan on using a hard money lender for the rehab process for the SFH's but what I'm not sure of is, should I purchase a duplex and rent one unit out and live in the other or should I just rent for now, not purchase a duplex and just purchase a SFH with cash and start BRRRR'n immediately?

You haven't told us anything about what you plan to do after purchasing the property, so it's not clear how important interest rate is in the long run. 

So any contacts, known meet ups, or especially advice for an initial purchase is greatly appreciated! 

Quote from @Nick Cooper: I’m looking to purchase my second long term rental and I’m wanting to know if 20% down would be possible with an investment property as I’ve been told 25% is minimum. 

You purchased the home as your primary.

So the idea of doing this all from afar is a bit daunting, however, I know the most important thing here will be to create a great team and outsource as much as possible.I have set my sights on a couple of different markets being in the Southeast and the Midwest; these markets seem to provide the cash flow I am initially interested in generating to value add to the properties I purchase.