We mix it up with performing and non performing loans and we have some performing that are short term bridge loans as my confidence in reperforming paper is low based on the re default rate risk.One last thing to touch on, there was a comment that I am one of Marco’s henchman.

For example you are putting in low grade laminate and all other listings are putting in high grade vinyl.

Hard to give up such a low mortgage rate, but in the end that's small potatoes compared to potential OOS problems.  

Those can indicate poor management, deferred maintenance, difficult and expensive upkeep like ocean front which will bring up issues with rising oceans, insurance, and hurricanes. 

I have done many 1031, and never did a Reverse 1031 and was advised by the Qualified Intermediary that they are more difficult and expensive. 

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

I am no expert by any means but I thought I would drop my opinion here. 1) Should I focus on duplex since they're most likely less expensive in my area in category A or B properties, or aim for more units?

The major pieces of information you are missing include NOI which includes deducting all of your operating expenses from your gross rents sans debt service, market dynamics (what are vacancy rates and asking rents like in the market the building is located in?)

Most of my CFO clients that are in residential development are looking for IRRs (usually over a minimum 5-year period) in the high teens and the commercial developers are looking in the low to mid 20% range.

This results in additional expenses being incurred by the owners.