I see investors follow different timelines depending on the market and team they work with.
What’s your typical turnaround time?
Love learning from others’ strategies and processes.

Should I go ahead and list them now even though I would not be able to sign a lease until I close on them?

How certain are you that this is a legal duplex?  

in that case your 30K is going to be entirely consumed by down payment, closing costs and rent ready costs.  

I chose to do this even though I had no legal personal responsibility for their losses.

It is usually not practical in part because of what you bring up but also the amount of time it can take to get financing can be longer than the time to close. 

Quote from @Anne Connor: Hello Everyone,I’m trying to buy my first legal 3-unit in Chicago using the 5% down conventional owner-occupied program.

The 6–12 month roadmap (simple and doable)Months 1–3:• Build reserves• Research markets• Talk to 2–3 lenders• Learn the basics of analyzing multifamily dealsMonths 4–6:• Get preapproved• Start touring properties• Narrow down your market and price rangeMonths 6–12:• Make offers• Lock in financing• Close on your first property• Move into one unit, rent out the othersEvery month has a purpose, and none of it requires rushing.

One of our most recent investor calls was actually for a luxury hotel deal, so partnerships and operator-investor alignment are something we look at closely.

The costs are heavily run up by the borrower’s ability to take advantage of (1) judicial states foreclosure laws (2) bankruptcy laws (3) we as lenders having to pay taxes/insurance during borrower’s default (4) legal fees we pay to contest BK filings or other delay tactics (5) deterioration in property since loan origination.