@David R Pustelnik recommend you first focus on raising the rent for the first time in 10 years.By the way, how much have your property taxes and home insurance gone up since this tenant moved in?

After diligent searching there are ZERO duplexes for sale within an hours drive of my work place.

Still no solution yet from them though after I check in every few days.

In short after researching Appfolio and DoorLoop I have decided to go with DoorLoop.

I guess not so turn key after all...

Quote from @Paul Lucenti: Would you rather have monthly cash flow or would you prefer a quick pay day after 3-6 months?

What's even more frustrating than asking the IRS help desk, is asking a Turbo Tax "Tax Specialist".

Positives are proximity, low property taxes, no income taxes, no weather events, very low maintenance stucco/tile structures, “young” properties (5-20 years old) 

After I was informed this, I pushed the wholesaler hard as their was no contingencies and I was pushed for a 10 day close.

If this is your first property, you could consider starting with a smaller apartment building and going after the opportunity first, and the property as a secondary consideration.