However, it is a little higher than 3/2 homes which might be more desirable for that area.

You buy in a desirable area, with population growth.2.

In that same community, I also own an acre of land that I desire to construct a build-to-rent duplex.

When I was looking for fix and flip properties I recall seeing dozens of ads for properties with inflated ARV's and not desirable from investor's standpoint.

Do you have desired cashflow % for the STR and are you going to outsource property management or self manage?

There are no economies of scale to build one property on one lot either so it ends up being more expensive for the builder which means they have to sell at a higher price in order to make their desired profit and if your market doesnt support this, then builder loses money.

I am so grateful to learn that there is a community of people who have walked this path, are walking this path and have found their own success and manifested their greatest dreams and desires!

Keep growing and sharing your story, in no time you will attract clients if you so desire and grow a lucrative REI agent business.  

I have a 2.625% interest rate and the home is in a desirable, established neighborhood in the city and just a few minute walk to the University of Pacific. 

Gino Thanks Gino, Hi Matthew, without being able to do separate deeds, the 12 plex would likely be the most cost efficient but you will also need to consider the layout of the overall property, where as two 6 plexes may lay out better and more functional, and therefore attract a higher rent and desirability.