@Dan Guenther to add to your deal, there are loan that lend specifically on STR income that this property location can qualify for.

All-in costs, including design, survey, permitting, construction loan interest, land, construction will be $360,000.

Open to loans but only if we net 10k a month after mortgage payments

I used a VA loan and put 0% down.

Note this is my first time dealing with this loan broker and lender. 

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.

And somehow the loan went into foreclosure..

If you're financing the new purchase then that loan will have to take first position. 

Their commercial loan department is excellent to work with and they are willing to help you with all your financing needs!

If the tiles grouped together have a continuous hairline type crack in it there could be a problem with the installation of the substrate underneath the tiles, simply replacing the tiles isn't going to fix this.What made you decide to inspect a 3.5 year old roof?