I then want to try the BRRR and stacking method to get into a duplex six months later.I'm open to all and any advice!

I will have to register as a contractor though but I intend to do that anyway to be able to pull permits, I intend to do some of the work myself and/or by hiring temporary workers, I have a guy who can remodel a bathroom in about 2 weeks at at a rate of $15/hour for a labor total of $1200, try to get this rate from a contractor.  

Now as the winter is approaching I got 2 calls in 1 week about boilers that are refusing to start.

Would there be a reason a lender would not refinance within a few days/ weeks? 

Three want seasoning of six months and one wanted a year.

I have not seen the unit and am not able to get an inspection done for at least another week.

If I am not mistaken I heard a few weeks ago that there is more relief on underwriting self employed individuals on declaring income.

They won't enforce "due on sale" if your LLC is single member company and you're the only owner.Ask @Chris Mason - he explained it few weeks ago

I'm finishing up the rehab in hopefully the next couple of weeks then looking to get it appraised but I am also worried I'll get stuck with a lot of money down. 

A few weeks later, I discovered that her house was back in the market at a reduced price, so we decided to make a lower offer in order to make this a great buy and hold rental.