I have worked with many experienced investors from Southern California, Las Vegas, Phoenix, Tucson, Denver, and other large metro areas in the southwest and west coast, with seasoned investors that still live in all of those great cities but have shifted most of their real estate investments out of those higher cost or higher risk markets into ours. 1) Compared to most cities in the SW and West, home prices in the Albuquerque metro are relatively affordable.

From everything I hear the costs exponentially grow when a PM hires out your repairs/maintenance compared to the cost of you source the work yourself.

. $81.99 Bissel Little Green Machine spot carpet cleaner - https://www.amazon.com/Bissell-Multi-Purpose-Portable-Uphols...These are great.

Most are not even comparable, but I guess you get what you pay for

I wrote the above for informational purposes.

It takes a few days for the money to hit my account, but that is a small thing compared to the convenience.

If you don't have that, keep earning, saving, and managing the risk you take by investing in REITs (which is small but risk still exists).If you already have at least $100k to invest, and you're wondering where to start as an OOS investor, I recommend this dataset that we at BiggerPockets put together specifically for people like you and me.https://www.biggerpockets.com/resources/housing-market-data/...It contains information like job growth, population growth, and rent-price ratio for all markets to compare and contrast.

Have you compared the appreciating cash flow on the duplex to the potential savings on your current mortgage over 1,3, and 5 years? 

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

For tax purposes, remodeling costs like the kitchen and flooring are considered capital improvements and depreciated over 27.5 years.