Wanted to still be close to family but maintain a cheaper lifestyle, still have strong appreciation, and much better tenant/landlord laws, taxes, etc. 

Tax and Legal ConsiderationsUnderstand the tax implications and legal responsibilities associated with rental income.

I price higher in other months so the lower occupancy doesn't hurt.Would love success stories on how to really attract.  

Start by talking to a cross-border CPA and attorney to handle taxes and legal structures properly.

However , properties taxes are due like roughly 12k for the two lots. 

The only approach I’ve found effective is offering a deposit alternative, which lowers upfront costs for tenants without devaluing your property.

I have a confession: my only duplex, which I gave owned now for 2 years and recently moved out of from a house hack, has proven to cost me more to maintain/pay taxes/repair/fix etc to the point where my cash flow is close to zero.

First, there are about 6 states that I refuse to invest in because of their tax laws and what I consider to be an unfriendly business environment.

In a market like this where properties are sitting a bit longer, buyer demand is kind of stagnant, many appraisals have been coming in lower than anticipated.

@Apryl Skahill To get your risk-averse spouse on board with real estate investing, start by educating him with beginner-friendly resources that highlight the long-term stability, cash flow potential, and tax benefits of real estate, such as depreciation deductions and offsetting W-2 income.