Finally ready to make an offer?

[Morgan Hill]

1 rental per kid. That's my goal and i'm behind.  I have 50K at my disposal.  I live in Nor Cal but California seems utterly hopeless for my price range and cash flow ambitions.  Texas or Ohio seem promising.  Ideal find would be a duplex for 80K that rents out 800 per side.  Timing is another concern.  2020 has been a train wreck and i have heard of an increase in tenants not paying rent.  Interest rates are amazing but its not as amazing for investor loans.  With the second wave of Corona panic/shutdown this fall combined with the election season I feel utterly bamboozled as to if I should pull the trigger on something.  Any tips or advice from fellow investors would be greatly appreciated.