I know finding a property can be difficult, so I am sure timing a new tenant and buying a duplex could be extremely unlikely. 

It is extremely helpful. 

Make an extremely glamorous type of a tent to stay for Airbnb in the woods .

Our pre-screening and application screening is extremely thorough -- enough so that by the time we get to the background/credit check portion, it's usually a formality, albeit a necessary one.

I usually increase my rents a few % each spring to keep pace with my operating expenses, however I thought it would be extremely poor timing to do that this year. 

Hiring a mentor can also be tough because a lot of realtors/investors are extremely busy and might not have the time to devote to helping someone else.

The prices on the couple of streets that students are interested in living in are extremely inflated compared to the rest of south bethlehem, and ultimately sellers were afraid the appraisal wouldn't come in at the price we agreed upon. 

I am not opposed to doing some cosmetic work but nothing too extreme. 

Especially if you're not purchasing the property cash since it will be extremely unlikely you'll find an institutional lender who will take a 2nd position.

@Colin Smith is a great option for a realtor and property manager, he and his team have been extremely helpful, even when I wasn't actively looking for a property through him.