The problem I see is the masses have not understood the advantage of purchasing a duplex.As far a Lennar is considered an entry level builder, I don't see that their neighborhoods in general have very good price appreciation, unless they are in a unique area where the location is exceptional.I think that prices are falling, and that you should be able to find a deal, the I-35 Corridor from  San Antonio to Austin is a very hot area.Here is an example of a property that was listed for $342,000, and the list price is down to $300,000, with a price drop of $20,000 on 7/29. 1261 Stone Rim Loop, Buda, Texas 78610, If you need any comps or info, just let me know, I'm a licensed Broker in Texas, and I have MLS access across the state.Also, I'm not sure if you know, but you can split your 1031 exchange and purchase multiple properties instead of just 1 property. 

There are several unique strategies  to get in with no or low money down.

They do not want to work from home every day, but also do not want to make the long commute to the office.Thus, it seems to me that there is good reason to believe that small office spaces, including for small local/regional firms, services firms, and co-working spaces near large suburbs will see a steady increase in demand with little net new supply for the next several years. 

Those years of learning everything from painting to roofing to etc, has put me in a unique situation as of today.

--Central Valley Regional Center has a well regarded cardiac program and several other hospitals in the area.  

Credit unions are not in the mortgage business - so on unique situations including househacks you may be more likely to come across issues during the process.Either way, once you have a property under contract, speaking with various lenders will give you the best idea. 

It's far from unique to the scenario I've described.

Homes don’t appreciate as quickly, but the military presence here is huge and creates rather unique opportunities.

This is possibly regional but many area charge a state or local mortgage tax of from .5% to 1.5% of the loan amount.  

My approach is somewhat unique since I'm a builder; I build my units from the ground up and then decide whether to use them for LTRs, STRs, or sell them outright.