We have a home that we are almost done remodeling that we would like to try the mid term strategy to increase our cash flow vs long term.

Simple things like a branded email at your domain and a website can open a lot of doors. 

Hmm, the title company said they couldn't determine the amount, only that there was an agreement to the terms of another agreement... like a notice for hoa responsibility tells you they're responsible but not how much is owed.

“ cash flow returns” almost always compare horribly to a simple bank CD after you deduct for insurance, prop taxes< vacancy, capex, prop management (or your personal time.) etc etc etc. 

What are the terms of the auction?

Some lenders offer creative solutions, like a cross-collateralized loan, where they use your existing equity as security without refinancing the duplex.Another idea is partnering with private lenders or exploring a second-position mortgage, depending on your lender's terms.

You can also consider selling the properties to the tenants on terms.

Real estate investing can be an effective way to build long-term wealth, and among the various strategies, one has gained significant popularity over the years: BRRRR.

The high HOA fee is already a factor, so ensure you’re comfortable with the overall carrying costs.Focus on the Land Value: Since the lot has development potential, you’re looking at this as a long-term investment.

Lease Terms: Determine a monthly rent payment that covers the HELOC repayment (interest and principal) while providing some positive cash flow for you.