I'm spending more time trying to understand and interpret all of the variables and inputs than I am in analyzing the deals I have on my desk. 

Granted, change is inevitable, so I'm always planning ahead for likely changes to come.Good luck, Seth.

I know there would be many other factors on how to manage the money here.It's a difficult time, just trying to formulate a plan. 

Also, if you're planning on trying to wholesale the property, you really shouldn't be targeting REOs as the bank isn't going to let you assign the purchase contract to another buyer.  

If investment is a major part of your plan, ask each about their expectations and support for investment-focused agents.

I plan on occupying the upstairs unit until the tenant’s lease expires downstairs.

Should I sell at a potential big loss, continue renting, renovating/spending or explore other strategies such keep renting then rebuilding for future use as a retirement home?

Good luck.If you're planning on being an LLC, do that first before all of the above.

My cousin has stepped up to fill the financial need, but I still will require in person guidance when planning the rental launch late this year or early next year. 

However, there are also single family properties that can offer great returns as well.As for navigating buying a duplex with tenants, it's important to do your due diligence and review the current lease agreements to see if they will fit your plans as a landlord.