If I had to do it all over again, I'd buy a primary residence with 3-5% down, maybe house hack, then buy a new primary every time I've saved up enough for a new down payment leaving the former primary as a rental.There's no telling when interest rates will come down.

Pay your house off then only buy investment properties in cash. 

All the research I have done so far looks to state that landlord is only on the hook for providing habitable housing during the period of displacement.

I have quite a bit of equity in this house that is now valued just south of $180k however the thought of giving up my precious 2.75% rate for a HELOC makes my stomach turn.

As soon as you go into nicer neighborhoods people are smart enough to not get themselves in a situation where they get super motivated to sell their house fast for cash and also smart enough to bring it on market instead of doing a back door deal with a wholesaler.

I even offered to have them repaint the house in exchange for a lower rent, but they refused.

We own a single family house on the same road, just 4 blocks away in this same form district that is on pace to earn us $35,000 after expenses in 2024, so am confident this duplex would perform well also.

Remember, they can always refer themselves😊Now, make it a goal to call at least 5-10 of these people EVERY day and ask a MAX OF THREE off the list below of who they know that:Just inherited a homeHad a loved one pass awayIs behind on their mortgage or tax paymentsHas a relative that can’t take care of their house anymoreHas a house they’re having trouble sellingIs facing bankruptcyKnows a probate attorneyKnows a bankruptcy attorneyetcWhy only three off the list per contact?

The issue is, that the house he bought to flip, I guess is in a "not so desirable" neighborhood in that market.  

The house is on a large lot and needs some updating...