The leads are horrible and I've heard that some agents have had success getting out based on the new lawsuit selling one lead to multiple agents.

One property did at least provide reasons why they were selling the property (I had to ask, because the property's cash flow is insane based on their description). 

Most mortgage originators sell their mortgages to Fanny/Freddy and so follow their guidelines. 

You can use a Quit Claim Deed and that can be rejected when you go to sell the property.11.

My digital marketing experience comes primarily from selling physical products such as t-shirts, wall art, family gifts, etc… on Facebook, Google, Etsy.

While you have depreciation owning real estate, less than 10% do a 1031 exchange so you end up paying those taxes when you sell so you just defer them - and for those investing $100k it’s not life changing money.There are many REIT’s and private funds that offer tax advantages as well.

The property must be in an area that the government has identified as an Opportunity Zone.You must have short or long term capital gains. 

Do I sell the duplex in order to afford a larger multifamily property?

We could do a "Live and Flip" and sell the properties after 2 years and use our equity for the next deal.

You've already identified where you want to be and what type of RE you want to do...so those are 2 huge goals that you've identified right off the bat.All it takes now is money to get into the game.