Large appreciation implies property tax savings versus a new purchase. 

She's asking $700K.My question is how do i start the process of obtaining this property without having to sell and 1031 exchange my current duplex.I have not much in savings, and no where near 20-25% for a down payment for the new property.

Check out these two articles that provide a good overview of the factors that affect qualification and loan amounts:DSCR Loans: What Are They And How To Get The Best Termshttps://www.biggerpockets.com/...DSCR Loans: How To Use Pro Strategies To Save More And Make Morehttps://www.biggerpockets.com/...

You have $80K in your savings account, and you decide you want to invest in real estate.Knowing what you know now, what would you do with your 80K?   

Save up more capital and buy an investment property or just house hack for a year. 1 year really isn’t that long and flies by pretty quick.

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

and of course thanks for the info!

You find here on BP tonnes of free RE advice; please save your money for investing in RE. 

You can often look online for the county/city zoning map, parcel info, and zoning laws.  

Both can save time and improve efficiency, depending on how hands-on you want to be.