If you find this unicorn please share!

Plan to live in the duplex for 1-2 years before finding another multi family. 

You may have some luck finding some creative solutions there https://www.biggerpockets.com/forums/50

Companies like Wal-Mart and Jiffy Lube, as well as Realtors have already been hit with multi-million-dollar lawsuits for sending non-compliant (illegal) text messages without proper (required) consent, or opt-in.You don’t want to risk finding yourself in the same situation, which is why adhering to compliance regulations is so important, so make sure if you are using SMS Marketing for Real Estate, be sure your next campaign is compliant.https://reimachines.com/sms-compliance-for-real-estate/

You'll find tons of good info here, I recommend checking out a local meetup or two as they're super helpful to brush shoulders with other folks that have either done what you're doing or are asking the same type of questions. 

If you are looking in that area I would suggest finding people that have off-market deals if you don't have those connections already.

@Tom Thomson let us know what you find out from your lawyer!

I would like to find tax strategies to reduce my taxable income.

About to close a deal all cash for $1.46M and was going to get a cash out refi after to take out about $630K in cash. A friend in lending told me I'd get better pricing if I have private lender do a $630K loan, record...

In reference to finding the best contractors, I highly recommend networking and getting to know high volume investors in your area and asksing them for recommendations.