The Boots to Business workshop will help you get started in putting together a business plan; they have a couple week long course that you can take for free and feels somewhat like a Master's course.

I have found a couple duplexes on the MLS that would fit my criteria but there are a few issues.First the Realtor!

There are a couple of pecan trees there on the Lamar campus he planted that must be almost 40 years old now. 

It may cost a couple $k, but will save you from paying the tenants electricity, and you'll recoup your money in a couple years. 

I have been investing in 2-4 unit properties for the last couple of years. 

What could you spend on surveys for deals you buy, maybe a couple thousand a year?  

I think you have to have two years of tax returns if 1099 but if w2 just a couple months of pay stubs.

In my opinion, the little extra work and couple hours of labor is well worth it.

over the next couple of months, after the holiday, we will spend time and money into our primary to position ourselves as best as we can be with regards to the highest sale price. 

It would be very profitable for a business person (couple) just not the current owner who isn’t very business smart.