I've always wanted to watch an interesting show about a large, successful landlord.

I am not sure where you are at in the negotiations but I would offer a 6 month lease paid in full at signing at X - (large discount) a 3 month lease paid in full at signing at X - (smaller discount) and a month to month at X.

I'm just starting to educate myself on REI and your post certainly just added to my motivation 💪🏽

Conforming rules allow for you now to convert your primary to an investment, regardless of your equity position.As for the Duplex, they should be able to utilize a rent schedule, done by the appraiser, included on the appraisal, in order to offset a large percentage of the PITI. 

I would recommend just continuing with your business as you otherwise would, and when you have a couple new deals that those buyers might be interested in, offer it up to them first.But:- I wouldn't look for deals they specifically want, unless they are deals you'd be willing to do otherwise;- I wouldn't customize a house for them unless they were willing to put a large enough deposit down that it would cover having to remove all of their customizations should they not follow through on the purchase;- I would pre-qualify them as you would any other buyer, and not give them any preferential treatment.In other words, go into the deal assuming the worst case -- they will ask you to do a lot of customizations and then back out of the deal. 

Investing in a MSA with a small population IS significantly more risky than investing one with a large growing population and job growth. 

It's good risk management to have the 30-year mortgage and the flexibility in case your rents ever go down, or you have a really large capital expense (e.g. you have to replace an entire HVAC system).Lastly, seek out a portfolio lender (a.k.a. balance sheet lender).  

Labor is cheaper (in Eastern NC compared with a large city) but materials cost mostly the same anywhere in NC.  

So you might be in a limbo state for a bit.Try offering 1 month free with 13 month lease, post multiple ads and get ready to take appointments. or pay a commission to someone that will do what you can.

Homes under $50k will at best be a D+ at best.