A few others have called out Hemlane, who appear also quite responsive here on BP and also offer a degree of repair/work order management baked right into their middle/upper tier offerings (versus having to bolt-on as with RentRedi + Latchel). 

A great way to start is by learning how to analyze deals and exploring strategies like buy-and-hold or house hacking.

Dig deep into tax strategy, tax efficiency, etc  Learn about estate planning. 

@Jeanette LandFrom my experience working with over 400 investors, growing your portfolio with limited capital is absolutely achievable with the right strategies.

Based on this some elements of my REI strategy are going to need to be adapted!

I do a meetup in Mesa on Saturday morning's which is a good place to come meet even more RE professionals and investors.You have the experience so now you just need the right strategy to grow the portfolio.

However, having an experienced real estate agent or investor in your network analyze comps adds an extra layer of confidence.If you’re focusing on specific markets and ever want to discuss analyzing deals or strategies, feel free to connect, Our firm would love to help you! 

If you ever want to connect, discuss strategies, or get more tailored advice, feel free to reach out.

That duplex sounds like it has some potential, especially with your plan to live in one side and rent out the other—that’s a solid strategy.

I do not care what the source of the return is  Historically the highest return is via a value add and appreciation and is more so recently due to the recent rate increase versus earlier this century (before 2022).However, most new RE investors cannot handle extended periods of large negative cash flow.