I want to ensure I don’t do the wrong thing  Deal 1: Duplex selling at 150k in a stable community with rentals bringing in 750-800 a month per unit.

I think you might have some trouble getting stable tenants though.

(Tenants usually feel comfortable with stability and sameness).AFTER THE FIRST YEAR:After the first year, the COMFORT PHASE becomes more stable and each year thereafter.

So future employment in this profession isn’t very stable.

Rent increases are a tool, if people are stable and provide benefits (like keeping an eye on the property) then maybe they get a slightly better deal, if I want them out they get the full increases as I am happy if they stay and pay and happy if they leave.I agree with @Corby Goade, do not be the landlord, be a employee of your own management company so you can be the middle person and not get all the stories and push back.

You won't see a lot of appreciation out there but it's a stable market.

First of all, I found the listing through a turnkey real estate investment company (found here on FB), and with stable and reputable property management in place and no renovations , wouldn't the "low rent" riskiness be more than mitigated by the volume of units (45/48 units) already tenanted? 

I have a local ac guy i've used for 10+ years if you want another local quote, @Elton TidwellPersonally if you plan to keep it long term and every want to raise the rent, central heat and ac would attract better quality renters imho... window units scream 'bottom shelf' and are a signal of what renters can expect in terms of quality and rent... 

The prices were great and the rent rates were stable - a win all around.

@Andreas Thuresson If it’s an investment only then you have to weigh buying in a stable area with lower returns or a more risky or developing area with higher returns.