Before you pull the down payment into cash it might be wise to have your financing lined up so that you know what the lender is expecting.

Timing wise there are plenty of low risk places to park the money that will earn you 4%-5% yield with liquidity while you strategize.

I guess I am unsure on which would make the most sense to do on paper cost wise. - Buy an already existing duplex and do a rehab- Buy a lot/foreclosure and do a new constructionThe real end goal of the duplex is not necessairly profit, but to give my side of the duplex to my mother when I move out so if I did do a rehab, I do see myself putting more money into it to make sure it is near the best it could be.

U need money to transact in RE.. other wise become an Agent or a lender and make fee's to build up your money bucket.

You're only as strong as your weakest link ... select your partners wisely

I don't think this is a wise idea to try and purchase a property without a agent.

@Troy Parker Class B properties typically break-even cashflow-wise or often have a loss for the first 1-3 years.

Ive been doing this for about a year realty wise, and the contracting for a good bit longer.This is only a sliver of what I can bring to the table.Ive come here today to ask.

Co-housing communities are currently more "mainstream accepted" especially financing-wise.

Sounds like you've got all your ducks lined up, and at a more than reasonable price, with a wise handyman.