Only reason I've been doing it is to get 0% business credit card limit increases.  

A duplex is a great way to start because that renter will help with your monthly out of pocket costs and it's a convenient way to get into real estate investing.

It's been extremely underwhelming, not that costly but it's pretty bad. 

The two deals with friends both ended poorly with friendships ruined and tens of thousands in legal fees and court costs.

Having a vacancy costs money!

I really trusted my agent and knew several people who had invested in Reno so I took the leap after trying and failing for years to buy my own home in really high cost cities where I lived (NYC, DC, SF Bay area). 

-save $1k+ in taxes and fees yearly-can use the savings to get more insurance and a higher liability than the value of house. for flipping houses in California does anyone just put into sole proprietor own name and just use the $1k+ in savings for LLC costs into Insurance or use for savingor am I just being too risky. 

Of course have your costs researched first bc the buyer will want to know how much it will cost them to buy.

The repair was extensive and costly, requiring excavation (about 3x6 feet) to replace the broken section and clean up the mess.

Yes, the fees seem reasonable.