You'll need to complete at least one, if not two deals a year just to cover those costs.

Ideally though, you need to make sure the deferred maintenance is covered somehow so it doesn't bite you in the a$$ later. 

I know I need to have paperwork all along the way to cover me.

The following link covers the Roth IRA conversion rules. https://www.irs.gov/retirement-plans/retirement-plans-faqs-regarding-iras-rollovers-and-roth-conversions

I plan on covering the 20% and refinancing as soon as possible.

I also have a pre screened tenant who I may move into property upon completion or do a quick flip depending on my funds come crunch time.I'm looking in the price ranges of: $30-75k.

If your first home is not FHA, pull the equity in a HELOC...don't know if there is enough to cover the duplex...but you might be able to leverage private money and move away from a traditional lender...you can always re-fi later...

I would recommend just continuing with your business as you otherwise would, and when you have a couple new deals that those buyers might be interested in, offer it up to them first.But:- I wouldn't look for deals they specifically want, unless they are deals you'd be willing to do otherwise;- I wouldn't customize a house for them unless they were willing to put a large enough deposit down that it would cover having to remove all of their customizations should they not follow through on the purchase;- I would pre-qualify them as you would any other buyer, and not give them any preferential treatment.In other words, go into the deal assuming the worst case -- they will ask you to do a lot of customizations and then back out of the deal. 

If they are, have your friendly, direct screening questions available immediately bc you want to sound knowledgable and progressional.

Strong lease agreements and excellent tenant screening can help minimize risk and since you will likely be close, you can keep an eye on it.