I plan to keep working to save 20% of down payment to buy an other home rent it, with that cash flow do it over and over again.

When the tenant moves out you will have a minimum of 1 month if not two months where you receive no rental income, you have to pay the mortgage payments and then you get to spend more money on make ready repairs, if the security deposit was low you will have more out of pocket so the income earned over the last 12 months has disappeared and then some.

What is your current gross income less expenses, not including your payment to the seller?

We have assets that have returned 100% of the investor money in two years and the investor still is in the investment getting quarterly cash flow checks.We still keep the apartment in the partnership and every quarter like clockwork the investor continues to get payments.  

I would likely have to take on a partner to afford the down payment (I have a partner lined up for this specific deal).

@Stephen Sawrie,Do you mean can you use your SDIRA funds as a down payment and finance the rest of what you need to purchase vs. can you offer to finance OTHER peoples projects? 

I gave them 5 days to make the payment...which they have not done.

The key is that 2 year work history that you'll need to establish.In certain circumstances you can use the income before you even receive your first paystub (certain relocation and job change scenarios), however typically you'll need to receive atleast 1 paystub to use it.If you have had no work within the last 12 months preceeding this new job then you may need to be on this job for a min of 6 months before you can close on this new loan which would hamper your plans to close within 45 days on this duplex.Then again scenario #3 if you have the credit and the down payment and the property cash flows from conventional underwriting perspective and you have "no credit card debts," on your credit report then you may be able to qualify any way since your debt to income or DTI will be 0% (property cash flows) no debt outstanding to qualify for as the duplex will be adding income to your scenario.I've had an underwriter okay scenario #3 above but have never funded a deal like.

For Buy and Hold loans, they will also Cap at 75% LTV, meaning you'll need to bring in 25% down payment. 

This is what I've seen with unemployed. 1) there aren't many here that are 2) most max out the equity before thinking of selling so lots are either upside down or break even.It would seem the unemployed space would work best for subject to deals (take over the payments).