My brother-in-law has some great building skills (he built their house) and lots of extra time on his hands.

@Maggie Lalor Thank you, just went to the store and bought some stuff that may help me get organized and ready for all future leads.

As for HOAs, you're not going to see those in older, denser neighborhoods unless someone organized it, which for rental properties, isn't likely to happen.

If you are okay with living in the duplex, let it season some, and, as mentioned, keep saving up for the down payment on the next one while studying the market and expanding your landlording skills--both on the ground with the duplex and with books (I have a Classics of Landlord Lit" blog post, but you may have burned through the core reading). 

It takes a totally different skill set to manage the process instead of doing all the work. 

I met my current business partner during that first year through organic networking.

Organizer is Roger.Texas Tuesday DFW Real Estate Mastermind- https://ttdfwrem.com/ First Tuesday of the month is Lewisville/Carrollton area.

Things that are important to do well - be organized and make sure all their files are complete before they gat paid. 

Learn rehab skills so you can buy fixer uppers.

My initial thought is to generate an excel doc to capture, organize, and automate this process, but hoping there are more sophisticated options available.