We already have a primary residence in the area with a mortgage, since we had moved to his part of the country because he was ill in 2021 when mortgage rates were 3%.

So you can move forward with all cash.  

It's got a PM @ 10% a month.I am moving back to TX and will be buying an owner occupied (1 unit) 4-plex in the same city as my current rental.

-  Context: "Girlfriend (23) of 3+ years is moving here in CLT- February 2025.

Depending on the results, I then decide to move forward with the property or look elsewhere.I hope this helps and good luck on your STR journey!

My (excellent ) tenant moved in 8 years ago, has never been late with the rent.

If they know they can't pay they move and it's over.

I strongly suspect your best move is to roll the TSP to a Traditional IRA and convert the IRA to a Roth, using non-retirement dollars to pay the income tax, even if you have to borrow the tax liability. 

I bought my first duplex in 2022, lived in that for a year, and then a second duplex in 2023 to move into.

If we move to PR and we sell the property after 2 yrs: 1- is the 2 out of 5 yr rule still apply to me in FL?