I've been doing cash (via HELOC), 10-day close offers with no contingencies besides an inspection contingency (per my agent's recommendation).

But based on where it is located I thought reduce it to a few hundred per duplex.

It probably will rent  what, for 700$per door?

Your insurance and property tax are extremely high, would you really pay $1,800 per year to insure a $100k property and $4,000+ in property taxes on that same property. 

It is per your state law 24-48 hours usually.

Building yielding $116K per year prior to PITI.NIO about $65K currently.Regular mortgage of 6% for 20 Years would be approx. $108,000 Per Year so no way to afford that up front.Working with broker on Interest Only Loan for 5 Years - Payments about $61,500 per year.Current owner paying about $50,000 K payments.Property would baloon in 5 years.Is this a viable option and then refinance after the 5 years ?

Not to say this method is wrong, but just be aware that this is going to run like an apartment and your cash flow will probbaly be okay if your willing to put in more mangement and cost per home. 

Note, Real Estate Trainers are teaching to pass the test and not teaching the material per se, but the classes you are taking now at DG should be teaching the actual material. 

Keep flipping and down the road you can simply build your own investment property. 2 cents.

Though, I have never been a landlord per say, I feel this is a great fit for me.