If I'm smart I should eliminate the closing cost and pass that on to the seller.My plan is to use a HML and then refinance after the repair to pay the hard loan back.

I am trying to set a goal of purchasing a duplex in 90 days but i didn't know if it would be very smart with my lack of reserves.

She is a family friend and extremely smart when it comes to the Austin market, trends, neighborhood, and care about her client needs.

Keep your chin up kiddo, and learn from the VERY smart and successful people here on BP (me excluded) and don't ever give up. 

@Nicole Dechow Getting an appraisal before purchasing would be smart to do especially if you are not sure of the value of the home.

My question is whether it would be smart for me to get my realtor license at this time. 

You can use features like smart locks/key pads for separate units but you might not want to do that if they are sharing a space with you.Cons: It's not for the prudish.

It could be smart at this point to rent, and then look at rental properties somewhere else in the state?

Even if you are in the legal right not to pay it would be the smart thing to do.

And you're smart to do that as a listing agent, since as someone who only works with buyers I tell them all the time to just write the offer if you think you might want it, with all contingencies in place, and figure out if you actually want it or not after you know that it's yours if you do.