I'm looking into SFHs in the 250-320k range. 

You don't need the huge fridges and ranges untill you get to a higher price point IMO...

@Jaycee Greene I’m looking to buy another 2 unit duplex, prices are ranging between 500K - 650K.

Duluth's housing is incredibly diverse from a sub-market standpoint. 

Guide to Kansas City Zip codes B+ zipsBlue Springs 6401564014Grain Valley 64029Lee’s Summit 640686406364081Raymore 64083Kansas City, MO 641456411264101Liberty64158Northland 64152641516415464155Shawnee Mission 6621766216662196621566210Olathe6602666061Prairie Village 66205Gardner 66030B zips Kansas City, MO641056411464111Kansas City, MO641376413864108641116413164110Independence: 640556405664057North Kansas City64119Overland Park/Merriam 662026620366204662146621266214B - /C+ zipsGladstone64118North Kansas City64116 64117 Independence: 64052Raytown 64133Grandview 64030 Belton 64012Kansas City, KS6611266106C zipsHistoric Northeast:6412464123Kansas City, MO6412964130641096413264134Independence: 640536405464050Kansas City, KS66102661036610466105Riverside64150D zips Kansas City, MO64125641266412764128Kansas City, KS66101Median income is certainly a big part of it, but even in the $50k range, I would still put that as B- at the best.

Quote from @Jaycee Greene: Assuming you pay asking price, I'd estimate the down payment for something like that using a hard money loan (HML) would be around 40% of the purchase price and your monthly payment would be $2,600 with an interest rate in the low 7% range (probably need a 700+ credit score to get that).

The typical term of this loan is 12 months and rates range from 10%-12%.

We typically pay somewhere in the range of $3500 for a new, basic furnance, including install, if there are no other modifications to the system required.  

You can get solid cash-flowing single families in the 90-120k price range and duplexes in the 130-180k price range.

Price range is about $600,000 to 1.4 Million.