@Matt Smith Hey Matt, A few items here: You can always offer the 80% of the listed priceThere is already meat on the beat, it is the $500 less than what you're paying right now, and YOU (no, sorry TENANT) is paying down your mortgageDuplexes are hard to come buy in your area [you found one of the unicorns-this is a sign lol] One item to watch is the number of rooms and bathrooms, which could increase your ongoing maintenance expenses, but you already have some capital set aside so you've got that covered too-you're rock n rollin!

Succulents cactus rock and DG

The downspouts are gone because I like my huge splash-rocks better. 

Pete Beach, Madeira Beach, and Indian Rocks!!

Midland ranked first in job creation followed by Odessa, College Station-Bryan, Austin-Round Rock, Dallas-Plano-Irving, Fort Worth-Arlington, and San Antonio-New Braunfels.The state’s actual unemployment rate was 4.1 percent.

One rental in the rock?  

Just my messed up mind running through thousands of things on my plate.When I am just in a relax mood, I like the blues/ classic rock To Learn it's usually a class (online or in person) where I take frantic notes (that I never look at) to associate hand, mind, ears.

Roofing, electrical, rough plumbing, mechanical, sheet rock, floor finishing are all things you are probably better off hiring out.

Pull out about 22k in that first property and rock and roll at an overall leverage of 70%!

In saying that, there are other institutions that offer HELOC's so I would spend the time turning over every rock to find the best rates.