BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

I received $1700.00 for both units in deposit which is stated at closing docs.

Look at deals even if you don't intend to buy right now.

There are some reputable lenders that go down to 75k - just know below that 100k loan amount level that rates and cost may seem higher because of servicing and man power inputted into the deal still cost the same for lenders and brokers involved.

Most recently I am using Fidelity's full view product as they are the broker I primarily deal with.I have some historical spreadsheets on Google drive but they mostly just show monthly pay/bills rather than providing any comprehensive statement of our finances.

HML hate creative financing deals sadly. 

They are dealing with more lease turnover caused by deaths of residents, high labor expenses for different levels of care (IL / AL / MC), as well as finding employees that want to do this work.

What would be your renovation cost for a full gut on this deal? 

I’ve heard horror stories of people who have to tear apart their house because of work that wasn’t permitted.I’m wanting to buy another home and rent this out as a duplex but I’m worried that if I apply for a rental license or anything that’s dealing with the city, they might find something that’s not permitted and we’ll be stuck with a hefty bill.

It's not for me, but I can understand why some investors love it.Investors have been over paying for deals for years in Austin, especially the older vintages.