The biggest detractor is limited control and timing of exit.Regarding your low debt position today, it puts you in an odd spot with DSTs that have either no debt or 50+% LTV. 

Tough spot to be in.First, it sounds like your parents really want what they think is best for you; that's great! 

I've spotted a package deal for two duplexes right next door to each other.

The advice @Gregory Wilson gave you was spot on.

I remember when I was in a similar spot, debating whether to leverage my first rental to acquire another property.

We chatted for almost an hour, he showed me around his place, and I got to know a bit about him—a really nice guy.Then, at another spot, I drove up just to look from the outside (since it was “showings for pre-approved buyers only”), but the seller came out, curious about what I was doing.

We have about 30K saved and are willing to move just about anywhere in the country (spots that cashflow??).

Chris is spot on here, the new law is going to be in effect from Friday first of November.

As I get vacancies I try my hardest to fill those spots with only Section 8 tenants if I can.

There are camera services you can have set up that may be useful to you to spot these things but they won't prevent the damage from happening.Good Luck!