The highest quote I got for my duplex was $2600 annually and the lowest was $1300.

and how do i cover this up?

Go yourself, at least for the initial purchase, any renovations, and furnishing, etc. and set-up.

We were one of three in class of ~30 individuals (small or large, you judge) by the end of the 12 week program.

This was on Labor Day and I got a call from the neighbor with this picture.

Fortunately, you will be able to to a 1033 exchange into new property and avoid any tax on the gain. 

You will still get what you put into the property back and they have to pay some interest I believe.

My attempt will be to BRRRR and recycle as much capital as possible. 

For instance, posting a home could potentially violate various laws that listing agents are trained to navigate, such as Fair Housing regulations and the recent NAR settlement.I’d recommend establishing a solid relationship with a listing agent.

From beginning to finish, this project took us 16 months and were 100% leased within 30 days.