Found T&H realty services to be pretty interesting as they provide both buyer brokerage service (to help me find deals) as well as do property management i.e. they are not full turnkey provider necessarily, but reduces some of the hassle for me I guess as an out of state investor. 

With me not being on the duplex as a co signer it is rasisijg the interest rate 2% higher than what the average rate is or has been going for.

we build at or slightly below the average new build in our market where there is high absorbtion 

Even if you only averaged 2.8% appreciation annually, which if you've had it 20 years I have no clue how that's true given prices have well more than doubled in that time, youre skipping over the fact that you have been benefiting from that appreciation on the ENTIRE house, not just the % you paid for.  

If the market is tough, I reduce the rent rate over the full 12-month term.

Key Factors for a Good Seller-Financed DealCash Flow: Rental income should exceed monthly payments (PITI) by at least 1.25–1.5x.Purchase Price: Compare to ARV and market value for fair pricing and equity potential.Interest Rate: Aim for competitive rates; higher rates must still allow positive cash flow.Amortization/Balloon Terms: Favor longer amortization and align balloon payments with your exit strategy.Down Payment: Lower upfront costs reduce risk but should meet the seller's expectations.Flexibility: Seek no prepayment penalties and fair late-payment clauses.Property Condition: Ensure the property’s condition matches terms through inspections.Seller Motivation: Assess the seller’s willingness to negotiate favorable terms.Exit Strategy: Have a clear plan for refinancing or payoff at term end.Portfolio Fit: Ensure the deal aligns with your financial goals and risk tolerance.Vetting multiple deals and consulting professionals is crucial to making sound decisions.

If you don’t mind sharing, what’s the average price range in the area where you are house hacking?

Encouraging property owners to sell these homes to renters could not only reduce housing costs but also revitalize communities, particularly in underserved areas, by fostering pride of ownership and long-term neighborhood investment.

The average sale price for all new construction homes in the Charlotte region was $488k as of December 2024, so nothing less than $1 million is 100% false.

Each duplex was bought with an average purchase price of around $270K and is getting an average of $1350 a month in rent