Now I can just pick up the phone as I have built out many solid relationships with very knowledgeable investors.

I'm building relationships right now and don't want to make any silly mistakes.

It would depend on your banking relationship. 

By doing this, you've created a relationship by trying to provide value.

I understand that they can be dangerous from the perspective of historically they were predatory and people purchased properties that they couldn't afford, getting hit hard with the intro interest-only period of 5/7/10 years expire... but I see it as a flexibility option.

You have to approach as if you were just looking for homes in the area and develop a relationship.

So I thought it was a great opportunity as we demo the casita (keeping the original brick exterior for the historic neighborhood) to expand it into a duplex.

Build the relationship.....offer the same in exchange.Good luck! 

My recommendation is to narrow down to the top couple areas you are interest in, maybe create a relationship with a realtor there, and then just go on Airbnb/VBRO like you are about to rent a house there - that will at least get you ideas on what you can expect a similar property to rent for.  

Blue Ridge has historically been a good market.