@David SmitI think you're setting yourself up for failure, and I'm saying this because your predicament, in it's base form, is far from unique.

If you are an independent contractor with multiple years operating in your business and reasonable consistency in that income (you don't have one year with $30K and one year with $200K and are trying to claim you make $200K) then you need to keep calling lenders until you get one who can work with you, in my opinion.If my real estate side business and my book royalties from Set for Life (next year) can help me qualify for a loan, in addition to my W2 income, then I don't see why someone with consistent income from self-employment is having trouble -- perhaps the trouble is more in demonstrating consistent income from a sustainable source? 

In most areas of the country, a properly priced duplex will never make it to the extended period Set up a search at Hud homestore and you will be notified once the property hits the market 

They have good bigger "main event meetings" and they have subgroups which are more intimate settings based on a specific area of real estate.https://www.lasouthreia.com/learn/upcoming-events/

Any advice on how to set up such a business and begin working for “myself”?

Hi Brian, It's always best to have reserves (liquidity) set aside for your closing costs and to show you are able to get started.    

Zestimates use macro-market data that seldom understands the market.

I have some funds set aside and plan to take a loan from my 401k to get started. 

In a sale like this, the bank sets the price it wants, the " upset price" which is what usually?

Designed specifically for renting so you can set rent amounts for all your properties, keep up with who's paid and who hasn't, and dispute rent (as well as home repairs and anything else) through the app as well.