So I gather this isn't a deal that most of you with experience would do? 

It’s incredible that his experience would be so similar to mine.

@Arun MaheshwariFrom my experience of working with over 400 investors, Richmond, Texas, is a promising location for single-family home investments due to its growing population, suburban appeal, and proximity to Houston's strong job market.

Coming from other areas and moving here, I've found Kentucky to be very friendly in the out skirts however my experience is limited to Lexington and Southern counties.

However, after you get some experience, you probably want to get a Private Lender since this will allow you to keep the majority of the profits.

I would research as much as I can on those markets and join your local investment Facebook groups as well because there are local investors who can share more experiences as well. 

Would it be a good idea to get a real estate license and work in real estate or are there other options to get in Missouri to get real estate experience without a license? 

There are many routes to go when starting to find leads it all depends on your budget and experience.

I'd love to hear anyone's experience in the construction of a duplex on land.

A minority of 401k providers will let you transfer the loan to a new provider, but I have yet to experience that option with any 401k I have had.