Please keep answers short and simple thank you

Reason being HML's are typically short term loans that are interest only.

Here's a short treatise by a title insurer:A deed in lieu of foreclosure is a deed given by the owner of mortgaged property to the holder of the mortgage or its designee where the mortgage is in default and foreclosure is a possibility.

Since it was my first duplex, I thought having one short term and one long term rental would be good.

Profit and loss will be a guessing game. 

You will likely have negative initial cash flow reducing this return, but typically the negative cash flow is short lived. 

Whether it’s developing new housing complexes or refurbishing existing ones for higher-end rentals, the opportunities for capitalizing on this growth are vast.The decision by Anduril Industries to set up shop in Columbus is a game-changer, signaling a major shift in the city's economic landscape that savvy investors should not overlook.

Short answer: No, definitely not. 

At that point in time, we can just list the property and sell it. we have long-term capital gains rather than short-term capital gains, we would have probably experienced some appreciation during that time.

If you had $50K in a Self direct IRA how would you leverage that to yield short and long term dividends?