Market Appreciation is the least predictable, but historically, where you will make the most money.

The long-term moves are to get a concession to buy down the rate for good (not a 2-1 or 3-1 buy down), it's a smaller number (i.e. .25% or .5% decrease on the rate), and getting their full closing costs covered is money out of their pocket today they'll be saving that could be huge to give the buyer more money for repairs and/or furniture along with just life expenses. 

Quote from @Brandon Morgan: If you screw up a deal with a friend or relative, you will lose money and the relationship.

Both of our properties have about 100k in equity in them so we were thinking about using getting a HELOC on the duplex rental property and use that money for the down payment on the next property.

I would focus more on where the day to day dollar comes in rather than the money from the property.

It also takes experience in the asset class that you're raising money on.

You spend a lot of time and money having people do this work, and at the end of the day you don't net any more income compared to a long term rental.

I don't believe raising QOZ money for entitlements that would be resold 6 months later would pick up traction.

So that the wholesaler can make some money.

You say "no money down" for SubTo.