I’m not sure what is the best option here, if anyone could shed some wisdom that would be immensely appreciated. 

@Cole Starin sometimes it makes sense to sell the WORST property in your portfolio.Another option is why do a LOC on the duplex, when you could just do a $100k cashout refi to pay off all your debt AND keep the property?

I recommend that you find a trusted or recommended Mortgage Loan Originator (MLO), who can give you options for property-based loans (mostly investment loans) and they don't use your taxes but the P&L of the property.

I also worked with a great lender who helped navigate financing options, including my HELOC, to make the deal happen.

They have lots of options for you, depending on your budget.

What was the quality like compared to local options?

The monthly fee for renters ins I thought should be optional as renters insurance is so cheap and I already provide hvac filters. 

Right now I am just looking at my options, nowhere specific too specific.

If you can buy with 20 percent an hour away, as you said, that seems like the best option if the finances and numbers work for you.

From time to time, I will see brokers list in the private remarks - "The property can't close until X date unless the buyer wants to pay for early issue title insurance. " This may be an option for you but TIME IS MONEY and why lose potential buyers or offers by creating roadblocks to your flip project.