I have an opportunity to buy a 1957 duplex in a C+ neighborhood with both units currently filled. 

What percent is standard that you use towards "emergency repairs etc" after the tenants pay rent and after mortgage.

Or know any investors that might be interested in a flip opportunity? 

Such plans are purely a means to diversify your retirement savings and allow for investment opportunities beyond the stock market. 

I’ve seen James on BP, but haven’t had an opportunity to connect yet.

You have an opportunity to sell at or very close to what is probably a peak in prices.

Sure, your situation is different and that gives you different challenges but ultimately this is your life and up to you to create the opportunities to make whatever it is you want to achieve possible.

That's lower end entry...there is a wide range in Denton and there are opportunities, depending on your risk tolerance to look at higher end...in Denton County we are still undergoing strong expansion and are seeing spill over of development around the top of the lake. 

BiggerPockets, I need help drafting an Owner Financing Proposal...never done it before.Details: I have the opportunity to purchase 3 Condos in a nice complex for $105,000 total from the same owner.

My job gets me down  at times, but is generally pleasant and I can justify it if it means more opportunity to set my self up for a solid art career in the medium term. -- I own a house (purchased for 495k, 540k current est. value, 2400 mortgage + insurance/taxes).