There doesn’t seem to be a lot of great deals where I am since land has increased in value so much in the last few years.

started the interest rate at 8.5% and wrote in the contract that their interest rate will change anytime my bank loan's changes (every 5 years) and will always remain 2.5 interest points above...for what it's worth...i have another under contract that hopefully will close soon..i'd be interested in hearing about this wally wrap as well bryan...what was that?

Yes tenants lose keys (and we can't duplicate them) a bit of a PITA to order more, but well worth it.

They've increased the price several times in the last few years. 

That sounds like massive renos (ie new floors, painting...).Yes as you acquire more properties, the chances of having multiple vacancies (no matter how leases are staggered) increases.

Was it worth the sacrifice?  

If so, it might not be worth the once in a lifetime rate you have. 

Quote from @Avery Oblepias: I’m needing advice has any one taken the Tom Cruz section 8 program if so was it worth the investment thank you  He's a total dork.

I don't know if I'm getting much appreciation on a duplex unless the rents are significantly increased.

Can anyone give me advice on how to go about it if it's worth it?