Carrying a mortgage on a vacant duplex seems a lot more daunting to me than carrying a single or even double vacated quad pled.

Take title in your name, give him a Lien for this security for the note you are going to carry and then make those payments.  

I'm still really new to the investing side of this, I'm nervous with the holidays coming I'll have to set on one a while.I've decided because of this I'm going to buy a very cheap property in a good rental area, and instead of renting, I'd like to just carry a note.

They are willing to do seller financing with 10% down, carrying a note for 36k at 10% interest for 10 years for a monthly payment of $475.74.

Got carried away with making it too pretty and didn't properly anticipate the damage the mortgage qualification changes would do to the market.

Plugging in all of these numbers, plus my carrying costs and anticipated insurance, taxes, management, etc...

Only argument I'd have is that I wouldn't be a typical tenant since I'm also a landlord and have some experience with rehab work so I'd carry a little bit more credibility than any old potential tenant saying "I'd take care of the property as if it's my own". 

Interesting deal, did you carry the note hence the low cash investment?

The house has been on the market for almost 2 months and the carrying costs are really starting to take their toll on our personal finances.  

Have the courage and professional strength to walk from those who don't meet the expectations and find one in each area that can hold their own and carry that part of the load.My recommendation is to raise your bar on what you expect from all professionals you engage in running your business.