I kinda don't want to work with someone who rushes like that. 

Give me a heads up man and we could meet up or chat and bounce ideas around for future acquisitions.Erik

@Mark Weinstock browsed is cheaper for sure but just like anywhere you have to look at the area. just to give you guys a heads up. i found a realtor that was my coworker. i can trust her and i feel pretty good that she won't commission hunt on me. by pure luck her brother 20 years ago bought 2 SF and 2 quadplex and he retired a while back just living off the rent. he has been buying and selling other homes for flips. he has decades of experience. hoping he will throw some knowledge my way. there is a light at the end of the tunnel.

But, let's not get ahead of ourselves: You say that "earlier this year" you purchased a duplex as your primary residence.

Any work you can do ahead of time is good.  

You need robust escape clauses that you explain to the buyer ahead of time.  

Thanks for giving a heads up.

You're already ahead of the game!

Sounds like you're losing out on rent for September, October, and November, plus have a difficult task ahead of you to get the apartment back in shape to sell, or may need to offer a discount to the buyer.

Once you get enough money to cover a downpayment, go ahead and start making offers on properties.