It’s not your home yet so performing them yourself is a risk and potential liability, however if the seller refuses, it sometimes happens otherwise the deal is dead.Has your Realtor sent over those repair conditions to the listing agent yet and has the seller agreed to perform?

The house is a bit older and needs a face lift, it appraised at 170k at the condition that it was in.

If I bought it at the 390k he is asking and put up to 10k in cosmetic upgrades (assuming he is honest about the current condition) it could make sense. 

You could walk from one to the other in about 9 minutes.The first property was on a quiet block, and kept in tidy condition.

He also mentioned in texts that realtors and an inspector came to that conclusion in price.On the 5plex we discovered that 2 tenants and been kicked out and the 2 units had been completely remolded in Sale condition not a Rental remodel, both listed and rented thru zillow.

Any poor condition, frayed or altered knob and tube wiring should be replaced.

Both conditions are curable. 

While yes, I want to make money, I also want to provide safe, clean affordable housing for people currently living in my conditions I had to be raised in.I love reading/audio books!

Provide your w-2 2019 2020, IRS returns, paycheck stub, last month bank statements and the target amount you desire, type of property, condition of property, vesting

Hard Money Lending (HML) for this purpose.Conventional LendingWill Require a Down Payment in all scenariosWon't allow a rehab budget on a duplexDoes have a 30 year fixed rate optionMight not approve the property at all if it's in very rough condition or if 1 major thing is wrong (like a foundation or a roof)Can be cumbersome, 30 days to closeLow interest rateHard Money LendingWon't Require a Down PaymentWill allow rehabShort term money only (so you have to refinance if you are keeping the property)Doesn't care about condition since you will have the rehab included in the loanSuper easy, can close quicklyHigher rate and higher feesSo here's how this all plays out:Conventional lending - will require 25% down payment on a duplex investment property ($34,250 based on your numbers above) + closing costs ($7,000?)