Currently have a duplex I’ve been in 3 yearsMortgage 3.65% pmt $850Tenant pays $875Heloc $30k——monthly $291The issue I am running into isRates are so high right now and it’s a lot harder to find another that will cover full mortgage.Does it make sense to leave somewhere that it is full covered to go to one that is not?

For rentals, would a single floor or two floors makes sense? 

Your answer needs to make sense, and be true.Also refi'ing your current primary into an investment loan also has the potential to be fraudulent if your family still occupies it as their primary. 

Otherwise, if the numbers make sense and your credit is good, it should be easy to find a lender.

For lease option to make any sense the investors need to sell the property to the tenant buyer at an inflated price.

Credit checks tell you some sense of how they handle their money.

At that point you should know if the deal makes sense.

The only times this makes sense is if you are in a really hot market, especially seasonal ones where you might have 100% occupancy for the summer months or something.

I think flips only make sense when even if budget goes up 20% your numbers still show a strong profit. 

The deal didn't make sense.