when i'm looking for potential buy and hold properties i'm looking at the surrounding homes that have recently sold, how close the house is to major highways or train stations, and local school systems. am i over analyzing or should i go for a house in a C neighborhood if i can buy and rent at market rates and still cashflow? 

I took some courses from Azusa Pacific back when I was stationed at the Presidio of SF, years ago.

Having been in the Navy, I know that area well (I was stationed there for 2+ years), and you are suffering by not having central AC.

You can turn on your radio and search for a station.

It is a great location surrounded by three large apartment complexes with no nearby food aside from a gas station next door, the value in this is there is already an entrance, there is also a large 6.8 acre PUD parcel zoned for apartment or assisted living right across the street.

I saw you are stationed in Japan!

The duplex I'm considering is right near downtown and some small businesses (dry cleaners, restaurant, gas station, grocery store, etc.).QUESTIONS:1.)

I started becoming an absentee landlord early in my career , and now have 4 rentals at various prior duty stations, so your plan is doable. 

But the commute was killing me and in 2003 I bought an Arco gas station.  

That's why, Kirsten, should you decide you want to do this, it is critical to find the right attorney so they can make sure to instruct you properly, so that all the loans you do are not subject to Safe Act and Dodd Frank, are business purpose loans, and don't run afowl of any state nuances.For example, in NH, if you own a gas station free and clear, (clearly a commercial property) and take out a loan against the property and use the proceeds to pay your kid's tuition, it is a household purpose loan, and is therefore residential.