Wouldn't that change the sale into a cash deal, thereby accelerating the closing and removing the financing contingency? 

But with all the changes coming, hard to plan.

Again I'm commission only, but I recently heard that FreddieMac/AnnieMac changed their lending guidelines for self-employed and that 1 year could also be sufficient. 

I imagine that will eventually change but I'm hoping they don't go off the deep end like Seattle.  

For example, instead of projecting 5% rent growth, lower it to 2.5%, or instead of projecting a sale at a 5% cap rate, change it to 6%. 

4) Does the fact that it's a duplex change the calculation of $ sq/ft?

Does that change things?

Also, insurance wise, the buyer will still pay, but I will be there first beneficiary in the case of a claim until the contact is fulfilled, and that will cause me to receive all copies of insurance bills, changes to policy, etc.

I do not have tons of experience with real estate investing but I am working to change that.

Tax benefits are great but may change at the whim of Congress.