At the moment, I have one SFH rental in Fort Worth.

If Florida recognizes Transfer On Death dees (TODs) subject A could fill one out naming subject B to avoid having to go through probate.

I am in contract for a duplex in Grandview where I plan to live in one side and rent out the other

I'm assuming you have one lease covering both tenants and not individual leases.

I took out the existing planter boxes and made new ones, changing the layout, and poured some new gravel to make the walkway more weed resistant and add drainage.  

This one was a normal sale.

Downsizing a one factory town.I would expect if FedGov downsizes, a lot of the corresponding periphery businesses/consulting firms, etc shut down.There has also been talk of such things like FBI moving out of Washington, I think some of that has already been the trend, but may accelerate. 

Kid in college and one starting to drive   blah blah blah.I'm sure there are numerous places to cut money for sure. 

Have you thought about house hacking (living in one unit while renting out the others) or BRRRR (Buy, Rehab, Rent, Refinance, Repeat) as potential strategies?

One of the best ways(not the most exciting) is cold calling owners.