I did two before in 2017, and it was tight then, days left in one case.But now it's 12 days away and no luck in my area.I started to look at multi family and single family that have sat 3 months hoping to go mutual and found out the hard way why they have sat; the seller and their agent advising them have unreasonable prices and demands (one guy wanted 60k over comps and 5k earnest money to keep as soon as we were mutual 🙄🙄🙄)So I'm tempted to buy in Florida out of state and eat the property management costs.

Just like if she was a customer at a restaurant that she no longer enjoyed eating at. 

Office has higher cap rates now, so if you are willing to eat the risk will pencil to a higher cashflow than than multifamily. 

I have been approaching this with a not to put all eggs in one basket mindset and a lot of it is possibly influenced by FOMO also I think.

You can't have your cake and eat it too...You can't see why a bank wouldn't want to give you a loan when you basically told them, hey I can't pay my bills, please bail me out for 3 months?

Write out some of your favorite places to eat (bites), your favorite things to see or do (sights) and any other tips you have about the area (insights).

I could likely get an 90%+ LTV HELOC to finance the updates, but If I chose to finance them and rent I'm concerned about the interest eating into my monthly cashflow from rental income, and how this impacts my outlook for acquiring a second property. 

Never put all the eggs in a basket and hope it works out.I'd figure out the tax consequences of selling 50-65% of your stocks and find a realistic budget (PP + rehab) for a duplex.

The HELOC does not do much for eating at the cash flow and the area is appreciating.

I don't think the lawyer has a leg to stand on but I'd hate to get into a drawn out battle and just eat up time.