I've found some great potential PML's by reaching out to retired investors and building genuine relationships with them.

This is probably not the way you're "supposed" to used QB but I didn't want to get two softwares - one for business and one for personal.  

With that amount of equity you'd likely qualify for a HELOC on your primary residence to access that equity to buy an investment property or to buy a new primary and rent out your current home - the latter is what I do personally and all of this is what I offer my clients professionally. 

However, (personal opinion) I do believe that the Beltline represents a real, physical asset that will help values stay strong in the long term (assuming you don’t overpay).

Someone recently suggested that I used a person (unknown to me but referred) to use their credit to help be refinance.

I've done several house-hacks personally with different strategies as well and have helped many clients do them in Pinellas/Hillsborough/Pasco/Manatee counties as well so if you have questions let me know and I can give you a rundown of your best options based on your preferences.If you don't want, or don't need to house-hack, then you have a couple options and that is going to depend on your goals, savings rate, and other details. 

Also some of my contractors did not want to bid due to parking challenges of mission beach.It came out fairly nice, but the cost was crazy and I personally did way more construction work than anticipated due to getting $crewed by 2 separate handymen.   

Obviously that's not guaranteed, but experts figure it's likely.I would be happy to PreQualify and talk shop - personally I'm on home #4 doing the exact strategy you outlined, home #5 incoming, rates aren't slowing me down.

Under OKC law, the grower (for personal use) must have express written consent from the LL to grow up to 6 adult plants and 6 seedlings.

‘imagine you were looking to buy something personal like a shirt, or a watch.