So, I reached out to a local brokerage, and they referred me to an agent with significant experience.This man has built a $30 million portfolio himself, and in just a couple of meetings, he completely shifted my perspective.

Quote from @Marcus Ball: After struggling with local rehab properties in California, I switched to build-to-rent developers and chose a 1031 exchange.

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

Allen, go out of your local area to invest.  

I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

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.

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.

You could also consider house hacking locally.  

I’m a local Pittsburgh Wholesaler and ex Army Vet.

Hey Isadore, Send the tenant a notice of non-payment and have the tenant go down to their local public housing authority office, HRA, or Department of Social Service office and provide them with the notice.