It sounds like you are off to a great start for 2025 and have a good plan.Finding good deals is often the most difficult part of the process. 

For the BRRRR process I plan on using a hard money lender for the rehab process for the SFH's but what I'm not sure of is, should I purchase a duplex and rent one unit out and live in the other or should I just rent for now, not purchase a duplex and just purchase a SFH with cash and start BRRRR'n immediately?

By repeating this process, you can scale your portfolio while working toward your desired monthly income goals.

If someone had gotten hurt and sued for $1mm then these coverages would have kicked in.Having been thru the claim process on a total loss.

This provides you with a safety net for any unexpected expenses during the rehab process while also potentially allowing you to secure higher leverage on the purchase price.

It’s just part of the process.

You sound like the brave side of the coin in that you did due diligence and respected the process.  

There are far too many regulations, the transaction is a much longer process, and we are talking about someone's biggest purchase.

Mark, I am in the process of completing a HELOC with Wells Fargo.

The broker/LO misses something that gets caught late in the process and blows the loan up.