I save up every 3-5 years to buy 1 property 1.25x DSCRd, ideally through BRRR, and buy about 20% of my downpayment worth in a high-rate not fund--high rate as in a 2-5% above prime but not this egregious triple prime super high risk nonsense).

I think my ideal investment is a fix up duplex.

If so, flipping or active investing would be ideal.

I've been a long-time renter in the Portland, Oregon market and would love to purchase my first house hack next year: a duplex or triplex, ideally. 

Ideally, you'd want closer to $40k-$50k to feel truly comfortable and have a safety net for your first investment property.

Isn't the whole point of sub-to to gain title with low (or ideally no) out of pocket cost, and get the sellers (hopefully low) rate?

If you want practical support without being bound to a specific system, an “in-house” advisor could be the ideal fit for you, offering versatility as you build your own approach.

You'll need good contact info for them to be able to collect, and ideally the new address for the tenant however which if you don't have can probably be found easily with some online sleuthing/ contacting their employer, skip tracing software, etc. 

They’re all accessible but would take a bit of effort to get to if there are tenants occupying both units.It seems like this may have not been the most ideal purchase then, with the biggest problem being that it’s a single family being rented as two units.

DSCR loans are ideal when your debt-to-income ratio is a concern, as they focus on the property’s cash flow rather than your personal financials.