If there were a bulk subscription I could get all my tenants for a low annual or monthly cost I would consider it though

Your other levers are revenue (which as you mentioned is capped) and expenses (which congrats to you are low).

Duplex appraised 380 (super ****ing low ball) brings in an estimated 3,900 a month in rents. buyer agreed and SIGNED addendum to purchase at 397,500. day of closing they dont show, tell us they didnt know what they agreed to pay over appraised value and are trying to get us to accept 386k. my agent had me lock in our month to month long term tenant to a year lease for THEIR lender and now they pull this.. they have only 5k in escrow account.. my agent wont reduce his commission from 3%-2% to help bridge the gap. suggestions?? 

Thinking about marking them up 20 percent and chsrvyhg interest in the low teens.

HI Guenevere, You can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional or 3.5% FHA with a few exceptions.

Is it wise to buy some units with high cash flow and low appreciation, and others with lower cash flow but high appreciation to diversify my portfolio?  

Can you shed more light on why you need this money?

However, if your current interest rate is low, be aware you will be buying into a deal with much higher interest rate with today's rate.For your new purchase, you should be able to use a DSCR loan and get financing without income as long as credit is good.

I'm just gradually deleveraging, this next time by likely buying all in cash, and continuing to not lever my properties until cap rates are lower than interest rates... unless I can get cheap and low leverage debt through assumption.

The market seems to have a lot going for it with the beach, the lively downtown, the historical appeal and the night of lights draw during the winter months.