This puts the ball in the tenant's court.

If you reckon that you NEED an added unit to rent out, do you really think that the cost of buying your forever-duplex will be EASIER in 8 years time, even given your planned "low ROI" interim investments that are aimed at starting your equity-ball rolling?

My lawyer dropped the ball as well by informing me only 19 days prior to our due date.

@Kiran Kumar Don't limit your investing strategy to ball park numbers and age of property.  

I feel I'm in the ball park and will eventually get it to be more accurate.

Now when you're talking about auctions that's another ball of wax.  

Having said that, being that busy means higher commissioned sales are probably higher priority and submitting ridiculous low ball offers could be a negative on them considering experience.

I am looking to keep the ball rolling with my real estate investing, and am currently looking for financing to make an acquisition when an opportunity becomes available.

I live in Ventura County, and our area echos yours precisely.

@Kaily Kelly congrats on getting the ball rolling.