I intend on expanding the bedrooms since that's what the market seems to really like (the more bedrooms the better) based on conversations. 

The majority of my investing is out of state as the cash flow opportunities seem easier to attain (at least in my position). 

Personally, I love the Atlanta area for investing, I have a ton of clients who invest in Atlanta and in Baltimore and those areas seem to have a decent return on investment for flips even with having low down payments on the purchases. 

Here is a list of groups that meet in the area.I'd probably suggest dfwreiclub.com---normally Saturday mornings.IMPACT LIVE seems to be a franchise so several groups around. 

to create your LLCI have reach out to all of the above, but no once seems to do it all or having experience with all of it, which surprised me.

I've been recently quoted 10%, seems a bit steep...

I do like single family but, at the same time a duplex and up to a 4 unit seems more interesting.I look at this and wonder, if I plan to rehab one house, I’m better off working on a two units for the same effort of time it will take for just one unit single family.

As a hard money broker that's worked with different lenders I'd have to see what your credit score is and it seems like you're also looking for a cash out refinance from your current property if I'm not mistaken? 

Although it also seems like with on-market deals are usually priced the highest and makes thin margins to work with.

I question how much you can get for rent.  1600 seems a little high to me for a duplex in this area but if you can get it, that just raises what I can get for mine.