Congrats on owning a duplex at 20—that’s very impressive!

Based on your situation, you will likely need to recapture the depreciation when you convert the property from a rental (STR) to your primary residence in 2025. 

Certainly nothing ground-breaking in terms of ideas here, however I'll be very hands on (and on site) during the process to make sure that every step of the way is executed to a high standard and very carefully.Once I've hopefully developed a successful track record and gained experience, my next goal would be to move on to commercial assets (think multi-family, industrial etc) so that I can leverage my existing investor network and real estate knowledge to raise 3rd party equity and take on bigger projects.

Don't know what their success is, but I see 3 places all lined up in Denison near downtown. 

Creative Financing" can mean a lot of different things depending on who you're talking with. 

It's putting out lots of fires, managing finances like a hawk, keeping projects on time, in line and on budget, marketing the property & getting it through closing, and *then* doing it all over again - and that's if you're not doing any of the work yourself. 

Key Bank, FLorida flexible lender, HELOCs on second homes and rental properties. 90% LTV on primary.

You will probably run into some issues and need to budget for that.You budgeted 5k for unforeseen expenses on a 4000sft home.

With substantial equity in your Fort Worth rental, a cash-out refinance could free up funds to purchase additional properties.

My only experiences with Detroit area are through friends that purchased low priced homes there years ago also I am not qualified for advice on that front, but do have SFR, turnkey, and commercial experience and think those could be great options for you.