I would love to hear from other more experienced in the field about alternative ways to financing that I should consider besides the HELOC, maybe also hear from investors on how the process of bringing investors onboard works.

Not to mention the general PHX market has become expensive and people have already been looking for cost efficient alternatives in the northwest and southeast corners of the valley. 

Does anyone have any advice on how to find a duplex or a good alternative way of starting to invest?

To avoid unnecessary liabilities, delaying acceptance or exploring a cash alternative may be the safest financial option.This post does not create a CPA-Client relationship.

What are some good alternatives?  

Alternatively the other side of the city (Pikesville, Towson outskirts) still decent rentals but they are farther from employment centers.

Alternatively, in addition to the per diem in § 17 (Possession) for failure of Seller to timely deliver possession of the Property after Closing occurs, Buyer may elect to treat this Contract as being in full force and effect and Buyer has the right to specific performance or damages, or both.22.

Alternatively, OHFA's down payment assistance might work - not sure if it allows for duplexes.

Its no surprise that also took them a week to go and turn it off.I had 2 perspective tenants waiting for over a month with their national background check only to find out there were alternatives we could use to get a report in minutes but they refused to not use that company.Finally I get a tenant after 3 months on the market who is someone who was fully approved by the rent amount was 200 dollars less than market value a month so I agreed because it was just before winter when its harder to get someone in.

Interest rates are going to have to come down because there's no way the federal government can afford long-term interest payments at these higher levels, and other countries are going to buy our debt even if their return sucks because there's no realistic viable alternative.