PS I'd live across or next to a cemetery in a heart beat.

. % commissions are not valid any longer ... what additional work does a Realtor selling a $600,000 has to do than to sell a $400,000 that is worth $6,000 more in commission?

Additionally, you might have other resource you are not thinking about, such as borrowing against your 401k or similar.  

I live in New York City.

Plan to live in the duplex for 1-2 years before finding another multi family. 

There is one case worker that blew her mind on my process that she sat down with me to discuss their organization and how they have a tier system of helping people get a place to live, this is where I found her information alone had a database of 7000 people that had approved applications but no place to go.

3.What happens if they have a capital call and I don't give additional capital?

Additionally, a property with a pool and a spacious backyard is a huge draw, as guests love the idea of relaxing by the pool and hanging out outside enjoying the fresh air.

Sometimes putting in the granite will not get you additional rent, but just costs more.

BTW, I have a great agent, an 800+ credit score, a high paying tech job, no debt besides my mortgage, a home that's difficult to get a HELOC on because appraisers can't figure out what it's worth (I live in the country in a very unique mid century home), but only a small amount of cash.