The biggest problem I see with seller financing is the cost of repairs (as well as holding, selling, etc.)

So the only money out of pocket is any closing costs that don't get worked into a new loan.

I was a student they offered to sponsor a deal for and it has cost me everything, literally. 

The bank will put a hold on them, so you can't just draw them out, so don't plan to need them for a while.This will cost you an appraisal on both properties to be performed by that lender. 

Obviously need to check zoning and set up costs etc. 

A duplex is a great way to start because that renter will help with your monthly out of pocket costs and it's a convenient way to get into real estate investing.

Ofcourse my mistakes would cost me if done all my self as well.So i am thinking that by going through paid consulting, it saves me from mistakes and time.

It would cost a lot to get the planning approval and do a complete renovation of the 2 units.Can anyone suggest what would be my options at this point?

But I'd like to see Lynnette's projects to support your claim "the portfolio was a 30% increase in cost to the consumers" since in TN, NC, VA, NC PPAs are priced at avoided costs. 

My money market funds are dedicated to go towards a down payment, closing costs, etc.