.- Buy duplex with FHA 3.5% and look for another property like fourplex- Buy duplex with conventional loan 20% down and wait until gain another downpayment  Because I don't know the price points in your market along with what you can get for rent it's impossible to answer the question about whether or not it makes sense to buy with 3.5% down or 20% down and still positively cash flow a duplex.   

A generalist is interested in many asset classes and strategies, making it impossible to focus.The best way to steer clear of analysis paralysis is to research, build relationships, and get the confidence to make a first choice regarding your intended asset class.

It wasnt until this year that people that moved out seemed to become impossible to fill.

@Austin Nicol a good analysis by @Ty Coutts, but he left out info about Property Classes.Rising real estate prices and mortgage rates have made it all but impossible to cashflow on Class A properties, and challenging on Class B.

The title insurance seems reasonable to me but its impossible to know for sure without having the property address. 

As previous responses have indicated, it's almost impossible to cashflow anywhere in the Bay Area without a substantial down payment. 

@Jim L.Ask an agent - this is impossible for anyone to give you any type of legitimate response on this forum with information provided

BRRRR deals are really challenging and cash-flow is nearly impossible to find in this market. 

Could be CLass A, but you didn't share what the ARVs are.Most investors finance 75-80% of a purchase or do a cashout refi to BRRR it.Class A properties are almost impossible to cashflow with, especially with +7% mortgage rates.Class B, you're lucky to cashflow these days, but can do it if you buy wisely.Class C is what many investors are focusing on currently as they can cashflow from day 1, even with +7% mortgage rates.The challenge is most investors targeting Class C for cashflow, don't take into account the corresponding lower-class tenants and all their associated challeges.

Depends on where you invest in the City of Detroit.Zip codes are hard to use to identify where to invest.Block-by-block is the best way, but almost impossible for OOS investors.That's why we use city Neighborhoods!