I guess here's what I would add - most people with rentals tend to show a loss so that would at least get you the 25k. 

The agents all tend to know each other so when you do call to ask a question or two and you tell them who you're working with they are more receptive to you and then even more willing to work with your agent.

But VA loans have there own rules and tend to be more lenient.

We've got an informal monthly get together next week if you'd like to drop in, we tend to have some buy and hold folks; check my profile if you're interested.

Managers of small buildings tend to be on the lower end of the spectrum in terms of skill set so they take more hand holding.IMO if you sell your duplex and purchase a property that needs property management, you will be back in the same place in short order.

You could make the difference on that spread, but since seller-financing tends to have more potential for flexibility in terms, I could see that you could get a property.

If she doesn't follow through, your biggest weapon is a review right here on BP.

And I know I could just "wait" but I tend to have issues with "taking action" so this is more of a personal thing for me and I really want to do it as soon as I can.

Others do, but as Min and others talked about it it tends to be late or inconsistent.

It will tend to show the imperfections in your subfloor.