I am deliberating two possible scenarios for myself in the future to continue down the path of working for my self and family as well as investing.Scenario:80k-100k cash on hand not in a rushOption 1 potentially:Find a older duplex 30-40k for cash with a higher estimated arv than the projected rehab, rehab property, rent, refinance.

Some of that should take shape on its own as it will continue to be much easier to finance owner occupied units in the building rather than investment. 

I'm not an expert of Florida so I'll refrain from speaking on it, however, Texas as a whole has lots of great cash flow opportunities across the state.If you're looking at cash flowing SFH or possibly duplexes, I might suggest looking at some of the other markets in Texas or even honing in on one particular focus, like college housing.

Three possibilities when you get a mortgage in a rising rate environment, assuming 30YF financing:- Rates continue to go up, you're glad you got what you could when you could.- Rates stay the same, it's a wash. - Rates go down, you refinance and harvest the cashflow improvement.

I had no idea about the obstacles that needed to be overcome in getting financing, finding deals, etc, but I kept learning and reading and at the same time finding a job where I could have steady income while I continued to learn.

That puts them in a tough position because they often don't have the resources to continue on their own. 

(some experts have said to no do that since it leads to other legal issues.)I'm wondering what your experiences have been?

Doing that and continuing to pay down the loan should allow you to reset the equity at some point through refi or heloc and roll that into a new property.

I agree that you need a tax expert to weigh in on the best way to handle it now.

I am no expert but based on what I can see prices are rising, so I will assume that we are in some kind of hot market.