I have an agreement with him to seller-finance 70% of my purchase price and I suppose this inherently incentivizes him to deliver on his end, but that's not terribly comforting knowing my only recourse if something goes wrong is to walk away and lose "just" the 30% down payment. 

Agreed,my team works very hard to find deals and we deliver a product for a price that makes the client a profit. 

Excited about the business, but afraid that when I find a seller, I won't be able to deliver.

and to add to it, the basement had of course been freshly painted, with new adhesive tiles, and all new baseboard TRIM.

If you or someone you know could "deliver" this, please get in touch via PM. 

Two weeks ago Amazon delivered to me "The book on rental property investing", and I still haven't put it down.

I was wondering if you can give me your opinion on this ad I will put on Craigslist and Zillow:Title: Walking Distance Fox School District -Walking distance to Fox School District.2 Bedroom, 1.5 Baths, Full Basement, w/d hook ups, plenty of storage, carport parking, Fully updated throughout, both bedrooms are large, with big closets and new carpet, both bathrooms updated, Eat In Kitchen is updated, freshly painted through out unit.

Also, perhaps, MOVE into the SFR you want, using a fresh FHA-approved loan, and rent out both sides of your duplex?

RESOURCEShttps://www.irs.gov/retirement-plans/retirement-plans-faqs-relating-to-waivers-of-the-60-day-rollover-requirementhttps://www.irs.gov/uac/newsroom/irs-clarifies-application-of-one-per-year-limit-on-ira-rollovers-allows-owners-of-multiple-iras-a-fresh-start-in-2015https://www.irs.gov/retirement-plans/ira-one-rollover-per-year-rule

Because that can lead to allegations of favoritism, and biased or colluded results.If I were walking in your shoes, I would mention the prior report (but not  the company or person), question the comps that were cited, and the FMV being reported.You'll get a fresh look at the property and hopefully a better result.