Seems like I could possibly get a duplex with that kind of down payment. 

Social media seems the best resource for this nowadays.Out of curiosity, what recourse do LPs have when GPs fail to operate according to the operating agreement?

In the long run, I want to have properties that are producing strong cash flow (eventually would love to own small apartment buildings and syndicate larger deals), but it seems that focusing on cash flow and reinvesting those cash flows will be a slower process than focusing on properties prime for appreciation or with opportunities for forced appreciation.

Appraisal fee seems very excessive if this is not more than 4 doors. 

It seems last few years all the established norms went right out the window. 

Though they seem to have great reviews on their property management side of things.

I have an opportunity to make a quick 30k in equity, but only cash flow around $25 — if I look at long term appreciation, that seems to make sense to me, but am I overlooking something and trying to make this work?

It seems you and your husband have the ability to make a property more desirable and I would try to stay local for the same reasons you listed. 

However my CPA always seem to find some really good tax write-offs I would miss otherwise, and for my situation.

The cherry on top is that he is always enthusiastic, and he truly seems to thrive off of helping and coaching others which is infectious.