I always recommend that anyone getting started attend in person meet ups.

If I'm understanding correctly, we could keep our 1st duplex with the FHA loan (until rates lower then we'll refinance) and then still use an FHA loan for our 2nd duplex since we have lived there for over a year?

I personally wouldn't entertain the gift option as I think its an unnecessary step and it can take significantly longer. 

Personally I don't like to do less than 20%. 

It's been interesting, because lately a number of people have had this exact problem and we've been discussing it on this forum and personally with others we know. 

Taking a bit over a long period of time is better than taking it out all out at once.Furthermore, you can have 80% LTV if you purchase property in your personal in your own name.LTV inside of a SDIRA is somewhere around 50%

Its gets indexed by search engines very quickly and all those search engines keep complete copies of everything they index.

Vacant properties tend to appraise higher than tenanted but you can't alwasy keep it vacant till the refi is done.

Ask the person lending you the money.Banks won't care.

I am not advocating one over the other, it is a personal choice, as much as indicating likely reality  Good luck