I believe it needs $22k in renovations and has an ARV of $105k.

If you stick with 2 to 5 unit buildings there are still opportunities but the market for larger buildings is brutal.

If you assume your BRRR property is in the same area appreciating at the same rate you are missing out on the benefits of leverage.There are a couple of wonky assumptions in here though.If you are really doing a BRRR I don't see where you are accounting for the "renovate" part of it.

The only time lead paint is an issue is when renovating because the dust can be ingested.

Well, the renovation is going, albeit very slow

Have briefly discussed it a little with a friend of mine who's in the mortgage business but he thinks I'll have to put up a larger down payment(30%) which is meehhhhh for an SFR.

I did talk with her and she, of course, has experience and has renovated and will just strip it, stain it and, what?

We will borrow 70K for duplex + 20K renovations.

I've helped an out-of-state investor purchase a property in which he drove to Memphis and completed much of the renovation work himself.

Traditional lenders will want to see a proven track record and will want to lend against a much much larger portfolio of notes.Honestly, the timeframe is highly dependent upon you.