Would like to pick up a 2nd home in Miami within the next 2 years. 1st I’d like to do some flips but will need to do it remotely with several visits to Miami. 

Everyone has different levels of risk they are willing to take, you just have to decide what yours is.

Consider a lending partner thats invested in your success, offering coaching and consultation to mitigate risks and foster mutual growth, which ultimately makes the loan less risky for all parties involved.

we have several & simply went over it all with vinyl siding.the siding my burn but the old asbestos will not :)

I've had several "potential" tenants, I've sent the application invitation to, none have filled out the application. 

Regardless of what everyone says,  the risks and problems of.

However I understand we'd be at high risk of audit if we go through with it.PS.

There will be risk to your parents regardless.

On the other hand, a cash-out refinance of your current duplex is another avenue to explore, albeit with considerations such as the risk of losing your low 3.5% interest rate and increasing your loan amount and monthly payment, thereby reducing your current positive cash flow.

That holds a lot of risk in money, time and stress.