Mind you, I had completed appraisals, credit pulls, and all other tasks that they required.

Here's an article with additional FAQs on cost segregation studies that you may find helpful and should answer some of your questions above. 

If you’ve had a mortgage for 20 years and they stopped reporting your payments 6-12-18 or even 24 months ago.

If the numbers make more sense on the 6 unit, then maybe look into selling your duplex and doing a 1031. 

The idea is to chat about local market trends, share insights, discuss what’s working (and what’s not), and, of course, enjoy a drink together!

Im open to conventional financing or seller financing.To find properties, you can network with local agents and brokers, join local real estate investment groups, use online platforms like Zillow, Realtor.com, and Redfin, send direct mail campaigns, drive for dollars, network with property managers, and explore seller financing.Good luck!

There is plenty of good turnkey properties on the MLS for sale that would cashflow using the 1% rule and you wont have to overpay for them on a "promise".

The current use of the property as a two-family dwelling significantly impacts its value and marketability, which is distinct from single-family homes.The initial appraisal comparing your property to single-family homes is likely an oversight, as multifamily properties are evaluated differently due to factors like rental income potential and investor interest.

Document every incident and move on.

I think there are better options out there - particularly cards that offer cash back and other perks.