So that is why I took to the message boards just to re-confirm from other who are actually in this business, that there isn't anything wrong. 

From my experience in Florida real estate, I'd suggest confirming the repair budget is realistic—costs can often exceed initial estimates.

If there are no issues, litigation, or assessment, and the reserves of the HOA are good, you are pretty solid.

I know of one fund that has no seasoning required, but they normally like appraisals to confirm value.

This is an opportunity to confirm they have the expertise you need.

Depending on the scope of the project, you should request periodic pics/videos showing/confirming the quality of the work and timing is on schedule.

@Shawn ChervinskisThere can be no direct or indirect benefit between you and the plan, and the fact that you would occupy a unit of the duplex is a 100% deal-killer for an IRA or 401k.You could use a Solo 401k to purchase a property held entirely by the 401k, and to which all expenses and income are attributed to the plan.A 401k (or IRA) can use non-recourse financing, but typically non-recourse lenders will want to see more like 35-40% down and a minimum of 10% cash in the plan for reserves.

Most reservations are made 12 hours or less in advance.  3 days is pretty far in advance. 

If, while running your numbers, the returns are within range to your criteria, do not lower the expenses to "make it work", but just know that some months may be higher, some may be lower, and if you have the cash reserves to support a higher bill or unexpected repair, then the underwriting at least helps you mentally prepare ahead of time.Any calculator, based on the inputs from any noobie or seasoned professional, will NEVER be the same as your actual numbers.

That also does not account for any other expenses, such as vacancy, make ready, PM, lease up fees, and reserves for maintenance.My suggestion would be to look for homes that are further north or east where you can likely get a better price and higher rent....Anna, Sherman, Celine, Van Alystene, Aubrey, Cross Roads, Little Elm, Denton, Forney, Princeton....Lavon.