The only curve ball I'm facing is that he has a remaining balance on his commercial RE loan.

This has the benefit of letting me immediately start renting out both sides of the property (after cosmetic repairs).Or I could purchase the duplex as a House Hack opportunity using an FHA loan with ~3.5%, down, receive a lower overall interest rate, and use the remaining funds to purchase an additional rental property, separate from the Duplex to increase the overall rental property portfolio. 

Hi Scott, those loans have been around for years and remain very popular with investors. 

So I would need to come up with the remaining 30k as downpayment to get the loan moved to a bank.

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The best time/highest price has been in these circumstances:1) Property is 100% leased 2) Has a lot of the lease time remaining (i.e. the students have just moved in) 3) When it is in the best *visual* condition2 and 3 usually coincide together. 

No hard hats were worn, no safety glasses for all employees, and the people working on the rafters didn't have harnesses nor were tied off.

Then do a HELOC to access the remaining available equity. 

I almost certainly should, but I'm partial to what I wrote because it ties into some other metrics and analysis tools I built.

I actually just re-re-financed the property again last week and appraised at $230k for a better long term i% 30yr note and was able to pull out in essence all of my remaining cash in the deal and more!