Do you save three months of vacancy for each unit and $50,000 for the roof replacement?

Do the math and you'll see it doesn't make sense.The best way to invest: increase earnings, reduce expenses, and save.

I would love mentorship but plunging in and doing something with the little money I had saved has been a great teacher.

I appreciate your plan to do 1031 and get back into the game.

How soon do you plan on moving to TX?

As others have said, the best thing your son can do is run far from this deal, buckle down, save his pennies (he probably already is doing this), house-hack, and improve a property with sweat, hard work, developing a DIY skillset, and self-managing tenants. 

Quote from @Allison Cutlip: Hi all, My boyfriend and I are buying our first home that is a duplex, planning to live in one unit and rent the other side.

You have a solid plan and it's working great!

Eliminate debt, establish a budget, and save.

The local property will give you practical management experience.You might do better buying a REIT if you are planning to buy single properties far from home.