Adding an additional unit is generally best from an investment standpoint, but it sounds like your personal life situation indicates that duplexing down is the best option...especially if plan to live there long term.  

We are based on Long Island but invest in Milwaukee WI. 

The mid term rental company is great but real wealth comes from long term ownership.

We have sold (tax free), kept as long term and/or short term rentals as well.

Unlike long-term rentals, STRs can be treated as non-passive, allowing depreciation deductions, including bonus depreciation (40% in 2025) on eligible assets.For tiny homes, tax classification matters:If mobile, it is considered personal property, allowing 100% depreciation under §179, subject to income limits.

What are the next steps---BRRR seems like a good method for this- as theres potential for long term renters(near elementary and highschool)Step 1- look for a hard money loan(will they also cover construction?

I just want some outside eyes to help me understand if this deal is what I should expect to find as I build my portfolio.I plan to buy and hold long term.

The trials you face—long nights, tough negotiations, setbacks—will all be worth it for the wealth and freedom you can create.

My long term rentals are located in SC, also in a city, and they play a big role in the numbers.

At some point I'd like to begin a long career in REI and would like to have met some people already that can share in that endeavor.Looking forward to meeting everyone!