I am thankful to be part of this community, I'm also re-listening to all Scott Trench & Mindy BP Money podcast and David Greene, Beardy Brandon classics applicable to my situation, keeps me motivated, eye on the prize. 100% agree, the numbers must work.

Your situation sounds like a classic punchout / BO (best offer) scenario.  

The way I see it, the returns don't justify making it top 1%, but I'm a newbie and I just wanted to make sure im not making a classic newbie mistake

In my area, we have repurposed theaters, retail space and bowling alleys into churches.

This is part of a larger renovation where I have found the same georgian style doors, hardwood floors and even classic glass doorknobs.

Your post is a classic example why I refer to unlicensed brokers as frauds and scammers.

The duplex is about 3000sqft total and I'm going with a semi-gloss Behr medium gray color ($29/gal Home Depot), classic white trim.

White is modern but not historical / classical which is what you have. 

Its a classic 3/2 about 1300 sqft in a pretty desirable neighborhood. 

There are several mid size developers in that immediate neighborhood finding the some opportunities your are thinking but going more Multi Family Development either ground up or re-purposing current properties.