Given your stated position of things, assumptions of skills and network, I'd say your best path is a totally different one. 

If you’re set on a duplex with minimal rehab, an investor focused agent should have a strong network of contractors who can give you quick quotes, so you don’t wind up with any pricey surprises.

Based off of the podcasts I am listening to and other property management professionals that I network with, that has been the experience of portfolios across the states. 

We were recently networking and someone told us about buying homes from auctions.

Lot of great info on this thread so hopefully you can see how networking can supercharge your investing career (also something I wish I started earlier, ha). 

BPCON happens every October, this year is in Vegas Oct 5-7th good to get some practice in going to local networking events because BPCON is like drinking from a firehose, in the best way possible though!

In Phoenix, where I’m based, or in markets like San Antonio, the best realtors do more than just list properties.. they go “driving for dollars” to find oppurtunity, leverage their local networks (probate attorneys, CPAs, divorce attorneys) and carefully analyze each property’s cash flow.

Now we are trying to find more investors to do this deals with, networking has been something we have to get better at. 

network, meet people, go to meetups, take people out for coffee, and walk as many properties as you can. 

Network, find some money.