If you're comfortable living where you are, equity in your current property or your savings rate would be the two other ways to get your next one which is going to be much slower.

It seems duplexes are valued on rent rates for the most part.

You can test this, by asking some to SHOW you how they calculate ROI, Cap Rates, Cash-on-Cash, etc., for their clients.Many will say, "that's the investor's problem".They are correct because an investor should NOT rely anyone else to run their numbers.So, then what exactly makes them investor-friendly?

interest rates and prices are basically too high right now."

@Erik Estrada is absolutely correct that working with a broker usually leads to a better rates and fees.

An attorney recommended to drop it.

Keep looking, but be prepared for higher interest rates with maybe maximum of 65% loan amounts (hopefully more though).

Rates are high, usually in the high 8s or low 9s, and you may pay 2-4 points on the loan. 

Rates are hovering in the mid 7s depending on your credit score.

Here's the breakdown:Financing: We used a seller carry deal with 25% down ($100k), a 30-year term (balloon in 10 years), and a 4.68% interest rate.