The duplex is now rented for $995 each side which is right at the 1% rule.

For LLs, same rules apply as for the ESAs. 

Lets say that the numbers were added up before hand with what the loan might look like and the person had a bank account that could cover 6 months of payments of what the bank would probably ask for the loan saved up. would that improve their chances with a low income? 

@Pat LioneI'm not familiar with your situation or regulatory rules...

I was wondering if people had any tips about some things I should do to improve the ARV of the property before I look to refinance (months down the road)?

As a rule of thumb, if you're sitting at 70-75% cost  to value, you're in good shape.Buying properties like this should not be an emotional ride. 

It’s a good improvement but the last thing I’d do 

You want to set the rules and ensure you have a strong, legal lease. 

Search for self-directed IRA.There are several plan formats and some rules you need to understand. 

Purchase price: $72,000 Bought a VA foreclosure for $72,000 and improved with about $30,000. 2 Bedroom 1 bath, that I converted to a 3 bedroom.