That will tap out my liquid assets but I see a lot of potential for buy/rent/hold in this neighborhood.Hard money lenders seem like a sucker's game but I don't have experience in that world and would appreciate input.

If it's a larger organization, feel free to inquire about their different staff qualifications.2.

Larger lot?

. $50k-$100k wouldn't surprise me if the building is larger, heavier, and serious foundation work is required.

There was a mistake on title made for my first closing that was not caught until we switched to a larger title company/better title company when we sold.

Its tough to pay all of the taxes plus the penalty, why not pay back the loan and take out another larger one?

With housing payments covered and cash that should be left over after your second deal (keeping some reserve for repairs), your savings on income should be able to get up to down payment level on a third buy and hold deal fairly quickly.3)  If the cash flow from the sea side dream home isn't stellar or a cash out refi hits snags for whatever reason, then I would 1031 and re-deploy it to multiple new SFH or larger 4+ MFH.Good luck!

I'm a Civil Engineer & work with developers, the "Will-Serve" letters are important to my clients on my larger projects, so we know if the City will require the developer to pay additional cost if existing City Utilities do not have the adequate capacity. 

I would never BRRRR with OPM without having some liquidity available for surprises. 

You could argue that there are larger (and darker) forces creating that demand by holding interest rates artificially low, but you can't argue that low interest rates bring lots of buyers into the market.