I know I can't have it all but looking for a stable appreciating with some cash flow and a turnkey SFH.

But once you’ve crunched the numbers and found a good cash-flowing rental property, if the numbers make sense, I encourage you to dive right in.

Instead of losing 55k they will probably only end up losing $25,000 - $30,000Long term its not a great cash flow property but with some renovations and addition of a parking slab I think long term appreciation is the big goal here.

Ask around here on BP and passive pockets for opinionsYes they put ads on Facebook because it can work - we see ads for very high returns on Facebook and people fall in love with the number - please note you are not the first or last to go through this.

Even though there is low inventory, interest rates are high, and many properties don't cash flow, look harder there are always deals, you just need to find/make them.

Currently cash flowing about $625/mo with $85,000 in equity Lessons learned?

Whether or not you believe there will be drastic changes, we are already seeing increasing weather events with unusual patterns like the hurricane that whipped through Central (Inland) Florida in 2024.

That being said my residential rental will have a positive cash flow of $500 and I plan to rent out this other side of the duplex immediately and will have a balance of 600 to cover for the mortgage.

IF you plan on going back someday, and this is the home you want to move back to, then renting it would be a good idea as long as you estimate that it will cover itself, or preferably, cash flow, which it appears that yours will at @ $2K or so per month (after expenses). 

From what you’ve described, it sounds like you’re more focused on long-term appreciation and future benefits rather than immediate cash flow.