DIL is a slightly lesser hit than a foreclosure and you wont get a new loan for several years after. 

I decided to look into an official duplex or triplex putting 150K down that has value add with renovations and potential unit add but it wont have as much equity because it will be an on market deal. 

Kudos to you for doing something to create a secondary income stream. there are 5 income streams in RE rentals, possibly six if you do things a certain way.The reality here is your model (buy box) is suffering from too high an entry and too high a cost of capital.

You can sell a property with tenants with no issues the only thing is you wont see as good of a price for the property since it will likely be an investor purchasing it.

Many banks wont touch deals that are sub 90% occupancy, so you could negotiate short term seller financing to help give you runway to make the building bankable for a refinance while you reposition it.

This will reduce your risk and cash invested and if something goes wrong you wont be bled dry with never ending repairs.

Knowing which subs go deer hunting , fishing , will or wont work weekends , which ones are tied up on longer jobs , etc .

(It wont go up!)

Will you not renew them and suffer all of the vacancy/turnover costs?

The same guidelines could have markedly different interpretations and implementations by different lenders.Lender A tells you that your rate is X, Lender B tells you that your rate is a little higher because they see that the program/product that A is quoting wont work because of some minute detail.