I really wanted to try finding a duplex that i could immediately rent out the lower half rather then buy a SFH and have a higher mortgage overallHow did you find this deal and how did you negotiate it?

I will be lowering the asking price and seeing if that will help in the sale of these properties.

On the other hand, if you have a lower budget, let’s say $100-$150k.

That would mark the third rate cut in a row, a full percentage point lower since they started cutting in September.

So in that a much lower rate of return is acceptable given the safety and certainty level of things. 

Getting the lower unit separately metered seems like a pain.

I know that the west coast has lower cash flow with the higher prices, but seems like you are in a good spot if you can maintain that average.My state doesn't have state income taxes, what a blessing! 

Is the higher price agent inflating to get the listing or is the lower price agent just not keyed in well enough in the specific neighborhood?

Even in a lower priced investment property, like a small SFR, what does the investor without a contingency fund do when say the ac or a furnace need replacement?  

Don't go for the cheapest (unless the price is lower because it is on sale), but also don't go for the most expensive.