Sounds like you understand my considerations well. 

This doesn't mean you should be looking at markets such as Detroit and Memphis, because even though it looks good on paper, if they are shady neighborhoods, you are going to spend a considerable amount more on property preservation (broken windows, stolen HVACs, etc.).The easiest way to increase cash flow would be on your existing property.

Considering on taking advantage of the equity in my investment property instead of selling and would like to know what's out there to take into consideration for re-investment opportunities.

We have put a considerable amount of money into the home to include a completely renovated 2nd floor 2 bedroom unit.

@Kamryn DeVaultTo invest in a duplex, consider factors like neighborhood quality, economic stability, safety, property condition, cash flow potential, financing options, tenant screening, lease agreements, future potential, legal and zoning considerations, maintenance and management, networking, and starting small and scaling.

Here are some steps and considerations to help you get started:Steps for Purchasing a 5-6 Unit Property1.

(Most notably, they've gotten REPS aggregation all mixed up in the past.)Based on the regs seems that:- 1245 ordinary income recapture applies to some forms of property that qualify as "real estate" for 1031 exchange purposes- 1245 recapture on such "real estate" overrides 1031 deferral such that 1245 depreciation is recaptured to the extent there's a trade down in 1245 property in the exchange@Heidi Kenefick There are many additional mitigating considerations worth discussing in conjunction a real estate tax accountant.    

Each step requires careful consideration, but with the right team (agent, lender, inspector), it can be a smooth process.

We have a PMI payment of about 300.00 per month.We have put a considerable amount of money into the home to include a completely renovated 2nd floor 2 bedroom unit.

So, here are my thoughts on WREIN: Positives: great networking with various REI women, access to women that are PMLs, some good training material (but mostly geared to Texas REI), motivational discussions, 4 months of working with their coaches online (who are very helpful and knowledgable)Cons: *high cost to participate (even when it was just $9700); when you take the $17 Masterclass, during the Masterclass, *they don't really give you a  good understanding of how much money it takes to get started; you will need to spend a considerable amount on marketing if you opt to do wholesaling or look for properties off the MLS to flip (be sure to do your research in advance), *they cannot give you specifics for your state and give you tons of disclaimers, so be aware that you will need to do additional research on your own.