Ofcourse my mistakes would cost me if done all my self as well.So i am thinking that by going through paid consulting, it saves me from mistakes and time.

It would cost a lot to get the planning approval and do a complete renovation of the 2 units.Can anyone suggest what would be my options at this point?

I want to be able to do a cash deal to get a lower price and avoid all the cost that go along with a lot loan, fees, points, etc.

A duplex is a great way to start because that renter will help with your monthly out of pocket costs and it's a convenient way to get into real estate investing.

Opt 1) utilizing our savings in the brokerage account and emergency fund and pay for it all up front. 

Start small, ensure your numbers (purchase + rehab + holding + selling costs) leave room for profit, and build a reliable team (contractor, agent, lender).For financing, work with lenders who specialize in fix-and-flips. 

., I look at worst case of what would it cost to roll-back all changes and add that in. 

The bank will put a hold on them, so you can't just draw them out, so don't plan to need them for a while.This will cost you an appraisal on both properties to be performed by that lender. 

This allowed me to control renovation costs, streamline operations, and accelerate my investment growth.

I talk to so many people who regret not getting a PM up front because they are having problems or high eviction rates doing it alone.