Texas is a great state to hang up your license and with property values increasing and rates on the edge of a breaking point. 

and as for rate its market.

The new mortgage on the new $340k duplex home which is an FHA loan is going to be a monthly payment of $2800 and we will refi ASAP (the current rate is 6.7%) when rates go down.We have done some nice improvements on the SFR and will be refinishing the wood floors before a renter moves in (July 1) so feeling like it's a great opportunity for the right long term renter and we plan to screen prospective tenants well.We are taking a $20k HELOC on the SFR for the downpayment and plan to pay that off within 12-18 months.

Granted the terms I offer a lot of the time aren’t amazing (they have very low interest rates), but that’s the only way I can make deals work.

Sure you can sell it and take that cash and put it into something that you can manage yourself, but with an interest rate as low as you have it for, I would not.

Every dollar into this project is borrowed at various interest rates.

There are some pretty good products out there available for investments, where you can do seller paid temporary rate buydowns.

It definitely can help add time back into your life and they can be a great source of information on vacancy rates, current market rent rates, etc. 

Chances are you'll want to refi in a few years anyway once rates fall.

The seller is paying 20k in mortgage interest, given the current interest rates I would need to 45kish in mortgage interest for the said STR.