Given the lack of activity / buyers in the market at this time with rates, would you reccomend holding and renting it until the market is better to sell in? 

You might consider: Consulting a Real Estate Attorney – Your emails may possibly prove misrepresentation.Requesting Public Records – A FOIA request might reveal why the city denied you but later approved the duplex.Escalating to City Officials – Bringing this to local officials could expose inconsistencies.Exploring Tax Write-Offs – A CPA might help offset your financial loss, if it is possible.I’d definitely seek legal advice.

Good you are researching this topic - I also love subject tos and have written a book on the topic.  2. 

Yes, I've heard this before and therefore, for the time being, if I get involved in any sub to deals, I'll keep them within the 200k limit (as I can pay this off if push comes to shove).However, I would still like to learn more about sub to, any guidance concerning reading materials would be greatly appreciated. 

I’m here to learn as much as I can, meet like-minded people, and get advice on making a solid first deal.

Does this guarantee that a seller wont give in to greed and try to get out of your agreement? 

You are in the right place to learn and network.

those I think the basic of my questions.Thank you for responding and helping to understand more. 

@Jorge Newbery Can you comment on this?

Not all great deals are listed on the MLS.