Overall, the tax benefits and appreciation alone keep me interested in staying with it more than the cash flow itself. 

When you live in that duplex for 2 years and then sell you'll be able to take 50% of the profit tax free (the allocation for the side you lived in). 

I know I'm getting the tax benefits of depreciation, the minimal positive cashflow, and the appreciation on the property, but It's pretty much a long term play of slowly raising rents annually to increase cashflow, which will eventually get basically reset when my loan goes P+I in 10 years.

Honest... not great but we had other tax reasons to get into them.   

I have a confession: my only duplex, which I gave owned now for 2 years and recently moved out of from a house hack, has proven to cost me more to maintain/pay taxes/repair/fix etc to the point where my cash flow is close to zero.

Another common practice for nationally sparse datasets such as tax data is aggregation.

It's almost like they tack on a few hundred dollars to the order and forget to charge sales tax

We have sold (tax free), kept as long term and/or short term rentals as well.

I've been buried with tax preparation and a couple projects, so BP moved from the back burner to completely off the stove!

How much money, after expenses and taxes would he property make yearly?