However, that was a fluke.Warranty companies are in the business of making money.

You want an accountant who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.Good luck.

Having a duplex gives you far more flexibility to make that move than owning a SFH.  

When I keep money in my HYSA, I make cash.

I would, If in this position, take the equity in the form of a HELOC and purchase a cash flowing asset that would not only pay for itself but pay for the cost of the money while putting cash into my bank account each month. 

If you want higher growth then Cleveland and Dayton type markets with $100-150k prices may be better suited.I would encourage BRRRRs after your 1-2nd so you can recycle your money.

Wouldn't it make more sense to raise money privately?

When I make money, they make money.  

Maybe I'm no longer a low risk bond investor, maybe I'm parking my money in $VOO instead, CRE REITs, or perhaps higher risk higher return bonds. 

You have zero control over the stock market, whereas when you do private lending, you have significantly higher control and contractually guaranteed return on your money.