Maybe combined with Chapo.Looking for 25% is and always is looking for trouble. all the bad boys in financial-ponzi-scammy-business-financial-wallst they are all circled in this REV/Norada/Lopez/Invictus/Tuesday-Morning/Pier1/Omni super-scam operation.

Refi: The piggyback HELOC is a good tool for quick access to capital, but since it's been delayed and you're already tired, it might be worth waiting for a combined refi and HELOC.

I have some ideas about how to make this possible (partnership, private loans, refi/heloc, or combination)...But what would you do in my situation, if you were starting your portfolio from the beginning in 2024?

Owe 2 million with 5 million in value combined. 

I used a combination of leveraging my business line of credit, HELOC and partnerships for my first couple deals before adding in private lenders. 

.$8kish / year or so on routine and reactive maintenance combined which should include your cleanings, lawn care, maintenance calls ect. 12% per month of gross rents should be a good estimate if you want to look at it like that!

This looks like a combination of interest rates and just relatively high prices still (e.g. most duplexes I've seen start at around 600k).

Also in your strategy lay out the combination of cash flow and or appreciation.  

The combined transactional costs alone between the purchase and sale are going to be north of 10% of the transaction value.

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