I know, a bit generous by some standards, but feedback on a gift(s) to send to thank them for the invite etc? 

Who has advice for a person who's in my position that hasn't began investing yet?

Looking for any feedback on pros and cons.

Great to get feedback!  

During the year rented, bottom line was ~8k in the positive.

Would love constructive feedback on this.

Before reading your post, I spoke with them as they are used to doing Subject To deals and they said that the policy holder would switch to my entity name with the mortgagor's name as secondary - I am interested to see what their feedback is with your suggestion -- as your approach seems to send less "red flags".

Why would someone put up a duplex for sale if it is cash flow positive?

Thanks so much for the great feedback and advice everyone, lots to think about.

Thanks for the feedback!