Id either focus on flipping - maybe pick up some good deals now in the weather affected areas, or getting duplexes in other states less likely to be affected by Hurricanes. 

In the residential 1-4 unit space, efforts are earnestly underway to recreate 2008, for example by calling it a "DSCR loan" but not having any reasonable DSCR requirement. 

A numbers game implies you will eventually get success guaranteed.The fact of the matter is unless you target every single person in the USA, AND there is a guarantee that at least one person is motivated, AND there is a guarantee they get no other mailers, or temptation from competitors and they pick you... 

His story was, he failed in business 2 times and figured it out on the 3rd go around. 3billion later i got to take a picture with him.Since then I havent went to another training, course or weekend event. only working to unpack the information that I picked up to be useful so definitely no argument there. 

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

I would be interested in picking up a copy.  

Once of our clients just picked up a turn-key vacant duplex for just under $700,000.

If it is a legit ESA, it still has to abide by the usual criteria (no barking, biting, and/or destruction, picked up after (we have daily requirement for private yards, immediately for shared/public areas)Good luck.  

It's oftentimes the small details that get overlooked - light switches, lighting, trims, closet doors, and if applicable fireplace mantel...Also don't forget about picking a harmonious color palette!

Whether it's you are ordering and someone stopping in everyday to get deliveries, then hiring someone to set the place up, or hiring someone to do the ordering, pick up deliveries, and set the property up.