Double closings are even more troublesome because the lender will pull title and discover the seller doesn't even own the property.

First step is to determine ARV; pull comps, talk to realtors that know the neighborhood.

I'm not sure I will ever be able to sell this duplex, or if I do, will probably not realize any appreciation on the property (only pulling my cash out).

You will find that that listing broker/agent tends not to like you or put much effort into helping you if you pull this move.

I would have run through the numbers and pulled the trigger.

If you are talking about paying $50k, for a property that is worth $100k, that are some creative ways to do that,,,if your talking about $85k on a $100k valuation,,,you won't be pulling any money out anytime soon.Mortgages on investment properties are typically 75% of the appraised value (again, on investment property, not your personal residence).A couple of years ago you could work something like that if you found a super deal,,end up pulling cash out,,unless your market is a LOT less competitive than Dallas,,your not going to be paying 60% of appraised value (unless it needs rehab, but then you have to add that cost in)

After I fixed them up, I was able to refinance and pull out some money.

If you're a solid PM and market yourself well, you can charge more AND pull in more business.I know several landlords, myself included, that would gladly pay another couple of % for a competent and straight forward PM vs the muck that is most of them.

Contaminated our vegetable pots by failing to move them from their way, even though they advised me the pots will be moved, and, as a result, the metal rods that were IMMERSED INTO THE SEWER, were being pulled RIGHT ABOVE our veggies and herb pots.

I would terminate the listing with the current agent and pull the property off MLS for a month or so and then re-list at a marketable price.