@David Weintraub asking to receive a 4.99%-6% loan will be hard on a regular conventional loan right now. 

If the regular market will not cover it, have your agent check in the Excess/Surplus lines. 

Yes properties are bit a more expensive as most things are updated (furnace, water heater, roof, electrical, etc) but will save you some stress, save on maintenance costs, and you won't have to worry about reno. 

I am hoping to get an update from adjuster by the end of next week - will post here when i get some progress

If you go it alone, rather than add to your list of questions I would recommend that you bone up on the various terms and, clauses and offsets regularly used in office leasing to help best achieve your clients goals.For example, when dealing with tenant improvements (item 7), the landlord might say "I wont pay for any TIs". in which case you could offer 50% rent or free rent for X number of months if the tenant  pays for 100% of TIs. 

So yes, your ongoing cash flow will be less once you borrow more, but, the reasons you'd be buying that second property are: it's undervalued; and/or it has potential for you to value-add using your specialist skills; and/or even when you refinance all your deposit back, it'll still be paid off by the tenants, with no further regular payments from you.

I would like to pull out a HELOC on a duplex that I bought for $92000, put down $13000, now have an existing loan for $79000, but if I can make a few updates and repairs to the exterior... this is in a market where this house would be worth $160000

Usually they will require the buyer to have some cash reserves to account for vacancy.Keep us updated, interesting question.

I think the issue she’s trying to fix is the ‘lag time’ between a booking on one platform to the update of another.

This time around we had planned to do some minor updating.