The current rate is extremely low.

I applaud you for putting it out there but 1) maintenance/cap ex is far too low for a duplex 2) no PM. 3) vacancy at 1% will be challenging if achieving near market rent.

An emergency fund needs to be liquid, and immediately available to you in addition to being low risk and protecting principle. 

Myself, I specialize in Section 8 and low income properties.

Rates are usually in the high 8s or low 9s, and you are likely going to pay 3-4 points for these loans. 

High demand and still relatively low entry costs. 

Does not appear to be low IQ person to me .

I was initially drawn in by the low fee, which has since fluctuated, but may still be the lowest out there.

Most banks I work with require anyone with over 20% ownership to guarantee the debt but have seen as low as 10%.

Looking at this mathematically, if you assume a 50% non-renewal rate (industry standard) and use the low end of the range of $5,000 per non-renewal, there is a loss of $50,000 per year on a 20 unit property.