You need to pay attention to your reinvestment requirements as allocated when you sell but your purchase doesn't have to conform to a strict %. 

I'm in the Baltimore Maryland area -- the laws are probably different state by state.Thanks for your thoughts,Ruth

Although, always important to check your States landlord tenant laws before proceeding 

If the agents sending you this stuff aren't listening to your specific requests, I would give them a firm final chance to update the search and listen to you, otherwise I would look for another agent.As for suggestions, you can use keywords such as TLC, Handyman, Investor, Fixup, In-law, In Law (hypens makes a difference on my MLS) etc.

-The condo is strictly a rental and is valued around $70k-The duplex is a rental and a owner occupied.

That will be taxable as long term capital gains - 15% (plus state, if applicable).Keep in mind the tax bill, which passed the house, changes the 2 of 5 to 5 of 8, so you would need to stay 3.5 more years if that change become law. 

Best bet is check with an attorney and take a look at the local laws along with the rpl and rpapl.

If the partners agree to specially allocate one item (for example, capital gains) 80/20 for economic purposes per SEE safe harbor, the corresponding tax amounts must also be allocated 80/20.However, IRS has a framework that can reallocate the partnership items based on the “ partner's interest in the partnership” if IRS determines the method of sharing the partnership items lacks the “Substantial Economic effect” (SEE) To meet the SEE, there are strict rules to maintain meaningful capital accounts including Deficit Makeup Requirement for those accounts.With the requirement, the partner must at some point contribute sufficient capital to eliminate the deficit, and the partner has the burden of the loss that partnership has and the allocation of the partnership will be respected by the IRS.This is a very high-level summary of the rules and is not comprehensive. there are many exceptions as well.Since the substantial economic effect, safe harbor allocation rules are complex and requires considerable additional recordkeeping, it's easier to follow PIP standard. 

Keep an eye out for an airbnb possibility - mother-in-law suite, etc. if you live in a conducive area. 

@Meagan GauthierIt depends on the laws in Georgia and if the house is paid off or still mortgaged.