I own a duplex in Tempe Arizona and looking to continue to gain experience.

Given my experience in the field (5 years) not much but still counts right?

Should I just jump into it and try to invest in my first property with not much experience besides the many investing books I've read?

I feel pretty free to tell someone when I think RE is not the greatest investment. 

Investing close to home allows you to gain hands-on experience, learn the ropes, and be more involved in the day-to-day.

Do you have any RE experience?

Does anyone have any experience with buying and selling in a flood plain?

But it seems like 'nothing' comes for free.  

In my experience, 75% of the time, the tax payer doesn't have a large enough liability to justify the accelerated depreciation anyhow- depending on your income and tax bill, it might not matter at all.

A VA can help you compile lists of potential wholesalers, manage follow-ups, and even track responses from your marketing efforts—freeing you up to focus on high-level strategy and deal analysis.Hope these ideas help!