I just hoped somewhere in there I didn't screw up my math and I pulled the trigger. 

I decided to go the conventional route because with my savings at the time and my extremely average income level, that's what made sense to get me into a duplex.Hope this helps in some way!

The house is extremely distressed and needs a lot of work done.

Hey Darvin, I like to keep at least 9 months of PITI reserves and then assuming the property is cash flowing I'll let the cash flow accumulate to build up the maintenance and capex reserves, that way I don't need to save up that money prior to actually pulling trigger on a new property!

Getting a contractor can be extremely frustrating especially if you need to make an offer without even looking at the property.

As you guys know, this market is extremely expensive.

Gary, I have done this technique in the past and would tell you it is extremely effective.  

Either way, the biggest thing is to pull the trigger!

However, the attitude one encounters from all people reading his work that (thankfully) fades within a few months after is one of extreme-ism and pride. 

We found them to be extremely reasonable.