Keep looking on the market, something will come available but you have to be ready to get on it.

the majority of even my national users are looking to keep cash in reserve and as such are looking to landlords to finance that TIA as additional rent at a return premium and then that extra rent bakes off in whatever term is negotiated. 

@Jenna Kelley please keep us posted would love to know what comes of it! 

Buying the land right (at a good price) will determine the end result of cash flow (if building the home to keep) especially as you factor in Holding costs and Builder fees. 

Keep in mind these are duplexes so double kitchens, appliances, hvacs ect.... greater cost than a single family.

My thought is to use a HELOC for the down payment on a new property (20% down), then once I acquire it, do a cash-out refinance to pay off the HELOC while keeping my original low rate intact.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

You have 30 days to recuse yourself from the program and if you do not keep up with your commitments to yourself, you should expect a tough love call.

Keep it up

If you were only going to net 10k and the fees male you a lose then it was never a good deal.If you keep project costs less than 72.5% of the ARV then no lending can screw you.