from your first sentance of who brought the project and thinking of Texas rehabbers I could sense trouble.It happened to me there as well.. now i could afford to take the hit.. but that is ONE TOUGH market to workeven when things went well ARV and sale price never meshed .. its  a local experts market.. and contractors dont need to be licesned.. this simply is not surprising..thanks for posting this is a good warning to others who think fix and flip is like TV.. and to be uber cautious in Texas.

With what you describe, it doesn't sound like your wife is completely against mortgages and debt, it just sounds like that paid off property is and asset in your family's financial 'toolbelt' so to speak that she takes a sense of security in knowing is paid for. 

The duplex makes better financial sense. 

But I fear that with the situation we are in, it may make more sense to go with the Portfolio Loan so that we don't run into road bumps around the Quit Claim deed transfer and zoning issues (SFR used technically as duplex).

But I fear that with the situation we are in, it may make more sense to go with the Portfolio Loan so that we don't run into road bumps around the Quit Claim deed transfer and zoning issues (SFR used technically as duplex).

I'm very passionate about real estate and what I do, and what I do, importantly, makes sense financially (I'm a great credit risk!)

The HOA is over a quarter of my rent, so it just doesn’t make sense for long term.Another factor is that the area I have rentals is in Brevard, most within two miles of the beach, so insurance has been an issue.

So is my BS radar working ok with the things I pointed out, or am I just missing something and it all makes sense?

No matter what, they all walked out with a sense of just how hard it is to be exceptional.

Figure out what makes sense for you and give it a shot.I had a company contact me about a 2 mo. lease with option of month to month after that.