However, the BRRRR strategy (buy, rehab, rent, refinance, repeat) makes sense for a lot of investors, as value can be created through forced appreciation (renovations) and capital recycled through cash-out refinances.

After hard money and buying/selling costs, I'm having a hard time getting my numbers to work 

Duplex can always add additional units via the ADU laws. 8) Related to number 1, purchasing a property with an existing ADU is cheaper than buying a property and adding an ADU.

I am looking to rent 2 properties rent to buy or rent or buy.

If you're buying from a small 1x1 builder, they probably don't have the spread either to change. 

But you can buy or build A class and let it deteriorate to eventually become a D.

I would appreciate it if you could let me know if you come across anything.I did this for five years and found a hoarder house, the house of a deceased woman that the family wanted to sell discreetly, a vacation rental in a desirable location, a six-plex, an 11-plex, an office, and a nice golf-course home.

Investment Info:Small multi-family (2-4 units) buy & hold investment.

Whoever handles your closing should be able to set it up.I had one seller rent from me for 2 months after we closed because she needed the money from the sale of the home to buy her new property and places were selling fast.

To show you the limits of your thinking… right now you could partner with a family member and buy a house / investment property… even though you are just 17.