They will just wait for you to cancel the contract and offer on the listing themselves. 

I would focus on REALLY GOOD Realtor. 

I've got about $525K in equity in the property, but lenders have told me that I cannot get a HELOC to access that equity for additional purchases because the duplex was financed as an investment - they have said TX law dictates that HELOC can only be used on primary residences.

White Oak color and Walnut color are the two main ones you want to focus on, depending on the rest of the design in the house!

I had two lines of credit one unsecured for 5 million ( check book) and another for 10 million that we would secure them up with .. but you need time to do that bank required appraisal etc before we could tag the secured line and even at that they only lent 72% in these commercial loan structures..

The PM I went with had a very strong online presence with plenty of reviews on multiple platforms. 

And what is your price point and are you looking for turn-key properties or something along the lines of a "fixer upper"?

Any recommendations on lawyers to talk to that can assist in advising on an LLC fund (if needed) and how? 

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What is the cashflow like on those new constructions?