If you want something between a hard money lender and a traditional financing avenue, you’ll want to inquire of some creative, honest, mortgage brokers who may have interesting products but they are harder to come by.

Major structural issues with the duplex.

Most of the major REIA's will have title company's that sponsor them. 

ABCs of Real Estate Investing https://www.amazon.com/gp/product/1937832031/ref=ox_sc_act_title_3?

Thanks,Jeff  Home Possible or Home Ready are excellent products. 

In the last year, rates have risen at least 1% (I'm now seeing 5-5.5% as the norm for investment properties - June 2018), and they will likely continue that ascent barring some major economic impact.

When building your real estate empire you should take advantage of every product or program that keeps money in your pocket because cash is king. 

I'm looking to make a lot of offers on properties and am expecting the majority to be rejected.

Almost anywhere in Texas right now is a safe bet in the 4 major markets. 

From a variety of podcasts I've listened to I hear about people always buying regardless of whether the market is "hot" or "not" but I'm under this impression that a majority of buyers are simply over paying.