I would appreciate any insights and additional things I may be missing.

They tend to cost more to construct then they add in value, they are generally more valuable for a property you are holding as a way to generate more income.

I have about $100k in capital reserves and can leverage the 2 properties for additional capital, as needed.

Also, here's an article with additional FAQs on cost segregation studies that you may find helpful.

If you don't care about income and are more of a capital gain kind of guy, prices are already high (as you noticed) and there's plenty of land available to buy so I'm not sure how much is left in the tank.

Duplex have different zoning that may permit additional units.

I'm an agent in addition to being an investor.  

There are a few programs that can do second position financing but typically underwritten based on your personal income.

Pay attention to the duration.DM me if you want additional thoughts.Jeff

To determine price range, the first step is always figuring our how much you are pre-approved for; and that can vary significantly when you are looking at multi-unit properties because of the additional variable of rental income that can be included in qualifying.