I’m willing to not make any money off the first deal if the investor is looking to work with me long term.

They do not want to work from home every day, but also do not want to make the long commute to the office.Thus, it seems to me that there is good reason to believe that small office spaces, including for small local/regional firms, services firms, and co-working spaces near large suburbs will see a steady increase in demand with little net new supply for the next several years. 

My bank didn't even care how long the funds had been in my account.It's hard to find, but it's not impossible.

For now this is based on trust (no contract between me and her) as we are very long time friends and for me is not really about making money at this point as I'm busy regardless, but more of a help to her.

I certainly hope it all works out and maybe along the way they'll be changes that even help them in the long run. 

They’ll fund you as long as they cash flow.

The reason for occupancy limits is because cities were developed to support a certain amount of traffic, parking and road wear.

It really makes sense to me to hold onto the duplex or condos if you decided to split them for the long term and keep your focus on scaling with your HELOC and $15k saved, but again I am not sure what returns you are seeing if you do a 1031.

The earlier you recognize this, the better off you will be in the long run

How do I get the long-term financing and the money to renovate to make Tenant ready?