So if I sell the bare land and use the 100k as a down payment on a duplex I basically need to come up with another 100k of my own money to match the down payment if I’m going to live in one half of the duplex?

Lastly, you can use the PREVIOUS lease [if you like it and put an addendum that the original lease stands except for 1. landlord name and place where you pay money?]

I'm just curious whether hard money loans are ever collateralized by anything other than the real estate being purchased.

Apply any money paid first to the bill, then to rent. 

Theoretically in 3 years could I refi and pull out the money she needs and lend it to her to build the house?

The winning bidder won't have documents to prove ownership, so how can they protect their money or interests during this time?

Her staff wasn’t allowed to handle money, so we didn’t receive rents for months.

Purchase price: $200,000 Pair of duplexes purchased with 1031 proceeds from a previous sale with about 75% financing.

I am wondering if i am losing out on money by renting long term?

Great, i had very little money upfront ( of course that was 20+ years ago ) and with me being a contractor did all the work myself on weekends and evenings.