If a duplex is unavailable, then a lower priced condo with a manageable mortgage seems to be my plan; occupy for a couple years, buy the next property, and rent the condo.I haven't taken advantage of posting and seeking out advice yet, but better late than never.

Financing - if I am unavailable to get financing at acceptable terms within a certain time period, I can back out of the contract and not lose my earnest money (This is whay a strong pre-approval letter is important in financed offers).There are other contingencies that are less common, but still used occasionally such as an appraisal contingency (if the house doesn't appraise, I can back out and keep my earnest money) and sale of another property (I'm offering to buy your house, but I have to sell mine first).If you google "real estate contract contingencies", I'm sure you can find many more.Bottom line - you should not be making offers under the assumption that "MOST of the time you get your earnest money back if you back out of a deal". 

Make sure you can afford it.Your posting appears to say you have near 0 equity which would make a HELOC unavailable until you have built up some equity.I don't see how you would be limited in the future beyond a need for cash and equity in your next deal which we all have.Jim.

I don’t have that option when I click on your name it says unavailable

It is true that commercial loans have onerous details but apartment buildings provide economies of scale unavailable in small MF investing.

A lot of realtors claim to be property managers  but never put a dime in to marketing your home or are unavailable for showings.

Cash-out refi's on rentals are still possible (there are those who claim they are almost unavailable, but I have had no trouble) but they won't go above 75% LTV.  

He asked the very same questions if it was possible for the rent payments to go directly to him.Now, I don't think many PM companys do so because of the explained above, slow in repairs, service etc due to unavailable funds.

I have not been able to speak with our neighbors to gain any more specifics as they have been unavailable.

However, if, in five years down the road your attorney is unavailable or if the surety in out of business, you are on your own to defend any threats or offset claims.