I bet you'll be able to connect with someone willing to do a JV (joint venture) with you or at least offer "softer" hard money to get you going!

Sometimes you can partner up with someone that does new construction etc and take part of that deal. 

Have you accounted for the holding costs for the time that you will not be collecting rent while pulling permits and obtaining all other requirements to build the duplex, and during construction. 

He's finding more properties than I can get qualified to purchase.If you're looking for commercial (5+ units) @Nathan Holsather is a good bet as well.If you're looking for someone who does value-add residential, @Jordan Moorhead is both a rehabber and an agent.

Being from NJ, I can try to help you determine the area stats.Also, from personal stand point, as an MFH investor, I don't like to bet on appreciation.

Would a HML be my best bet on this property .......... as i may have a better chance for being approved to do most of the repairs , as well as Having the best chance of getting a loan for the property?

Hi Robert,I used Kristoffer Heck with Heck Construction for a new door install and was very happy with price and workmanship.

The conventional may be my best bet, but I do have my house that I can work with.

How you structure the Insurance depends on the physical construction of the buildings. 

Even if it is a construction area haha!