Additionally, I invest in Arkansas.

It has been my life's mission to build my own duplex, house hack it & use it to catalyze the BRRR cycle.As I get closer to breaking ground on the project, I'm still not 100% confident in it's feasibility due to the costs of land & construction considering it is mandatory to secure an appraisal 20% above build & land cost. 

Hey Steve, I am in your exact same position.

One side vacant is the best time to sell.

In some cases - it's your cleaner who is the best set of eyes on the property that is an agnostic third party.

these can produce good returns but best chance for success is for those that have experience in this area (I am a partner on an effort adding 8 ADUs, but it is not performing to the initial underwriting (underperforming) and it is an experienced team).good luck I get it, but not everyone has the opportunity of scale and building multiple units.

Another downside is you loose on the advantages, of the Federal Tax Code, by not closing in the name of a LLC (you can elect to have a LLC taxed, as a S Corporation which is a whole other conversation).If you want to close in the name of a LLC, Mortgage Lenders will offer you Commercial Loan Terms (25-30% down, a 15-25 year amortization, and a ballon due in 5-7 years).

Thanks in advance for any advice!

This is the best way to start hands down.

What can happen is PMC 2 charge you 4%, but when an offer comes in they may have to negotiate with you to include the other agent's commission in the sales price, which may cost you depending on what the property appraises for.