The dirt is worth about 450k because of the amount of units you can put on it.  

I'm sure you will need tools to find deals (eg price/sqft etc), estimate rents, calculate cash-on-cash returns, cap rate etc.

Are we talking posh along "lake formerly known as Calhoun" property or an off Broadway "strap on the flak jacket" sec8 property? 

Obviously, we need to focus on who we elect into office and fight for the rights on zoning, even though you get negative feedback for density and ADUs.

Friends wanted to rent it and so we did and they always paid on time.

You may do some research on what life is like on both ends and make a decision from there. 

I am very familiar with hard money:1) you will mostly find a 10-13% interest rate range in the market depending on the combination of previous experience with rehabs and credit score.

For example, there were a few recent duplexes for sale around $350K-399K, with 20% down, and the potential to get $1,200–$1,300/month in rents on both sides they would have the ability to cash flow.

I know this is a differing topic on the forums, and online in general, but having the legal background/education and knowing estate planning concepts you'll realize it shouldn't be.  

Focus on undervalued properties, prioritize high-ROI renovations, and refinance to pull equity for future deals while maintaining 20-25% equity.