Your property taxes will also be higher as you can't use the home owner's grant.There might be local RE meet ups in Vancouver area where you can go and listen to what others have to say. 

Thank you for the run down on the eviction, I found a local attorney and she filed for me last week and told me it will take 7-8 weeks.

I also think people are looking to commute less with their kids, especially in elementary school and therefore want the local elementary school to be good enough.

Tyler local, so sparked my interest whenever I see anyone post about the area.Given that your duplex is fully paid off and generating a steady cash flow of $1400 per month, it's understandable that you're having second thoughts about selling it.

I think the important takeaway is that you need to know what's going on in your local market.

Find the best local real estate investor meetups that have no pitches and you will increase your knowledge, camaraderie, and motivation ten-fold.

I would get on the phone with a local lender through a local bank. 

And a local resident is usually very helpful.

Connecting with local contractors or experienced investors in your area is also very helpful for getting accurate numbers.For ARV you’ll want to look at comps; You can start on Zillow or Realtor.com but I highly suggest connecting with a local agent.

You could also consider house hacking locally.