Talk with a lender about your options for a low down payment.

If your overall income, including capital gains, is low enough (under $150k), you may still benefit from rental losses.

My expenses are low.

I have come to realize managing a bedroom is almost the same amount of work on the management side as a 10 bedroom house, so to me that is where the money is and I try not to pick low hanging fruit.

Some of the best ones are offering rates as low as 5.75% at no cost to you, it just requires a 30% down payment.

The short version is that you want a strong and diverse job market, low unemployment rates, a growing population, low vacancy rates and new development, affordability/cost of living, real estate laws and court system, good schools, and low crime.Check out the videos from Dave Meyers with BiggerPockets.

That mean the upfront costs could be up to the low 6 figures. 

Rental property prices are low in this area, leads me to believe there are problems with the rent collected vs expenses.

Here are my recommendations for you.Since you and your husband own the duplex under an LLC, with one unit as a mid-term rental and the other as a long-term rental managed by a property manager, having the right insurance coverage is essential.Your property manager’s $100K liability requirement is low.

1M seems low and I'd like umbrella, but appears I'm unable to get it as far as I'm aware.