You get a deduction for the contribution, the gains grow tax-free and as long as you use the proceeds for health-related expenses the funds come out tax free as well. 

I'm an investor, flipper, and property management company owner in central CT. 

It allows you to spread your risk and grow your portfolio without overextending yourself.

I lead our DST due diligence within our RIA, and what you are experiencing is unfortunate and rare if you have the right sponsor.

HI, Is opening a LOC on my primary a good option to fund flips or is there a better solution to get the funding?

I'm an investor and property management company owner in central CT. 

Bigger Pockets is a great place for learning and making connections.

Don't use your emergency fund. 

I’m willing to put in the time and effort to learn and grow in this industry, but I could really use some guidance on where to start.

Meaning you may be able to do some cosmetic or smaller renovations like bathrooms or kitchens in your duplex when the tenants turn over and those smaller investments can demand higher rents, so in the longterm you may have more cashflow from the duplex to help fund a future investment in another property while you wait for market conditions to change.