If you were using a plain white quartz countertop, then you can break up the color with your backsplash and try to match it a little bit to your flooring.

2) Trying to get a better price with a fast closing.3) Property needs work and can't get a mortgage on it.

(I bought it 3 years ago)I'm trying to see how long in the future I will need to do another gut renovation, so I can start saving up some money toward it.Things are in pretty good shape.

My research has turned up a rural area with a decent rental market where 68% own and 32% rent.  

I am putting 20 % down ( 90K) but I see there is about 27K in fees and closing cost.

Interest rates are in the 6-7% range... so it doesn't take a rocket scientist to figure out if you are increasing your loan amount by ~$50k, and at a higher interest rate,  your payment has to go up or your terms have to extend.  

I'd just send them a move out list of what they need to do and if your lease states that you can show the place (with proper notice), I'd remind them of that and try to book showings as close together as possible to minimize the disturbance to the tenants. 

Make sure you dig into the podcasts, books, webinars, YouTube videos and finally a local meet-up to network in person locaclly. 

I know less than nothing about new construction loans for duplexes, let alone how to operate up there, in what is essentially a Pennsylvania suburb of Youngstown, Ohio.

Your plan probably works fine in an up market - but we never know where we are heading.