I found a duplex that currently cash flows very well even with today's rates. 

You'll need to provide more info on the current financials of the asset you are hoping to buy to substantiate the loan amount and purchase price.

However I call one of them explained my situation, currently starting, getting to know the value and look for lenders, however his answer was not what i expected, he let me know they are looking for investors with money so they can help them...So I was wondering If you have any advise/opinion/comment on;Would the fist step  be get to know to what financing amount I have access to, based on my employment and credit score?

Still thinking pool but market likely matters.Yes, we're learning that Vegas is pretty crazy with regulations, BUT doable so that's our current target market.

Current payment on it is around 900 with about a 4% interest rate. 

George, I know several seasoned note investors who use Madison Managment and I am currently in talks with them as well.

Nashville is a hot market for Rentals currently and it seems like that won't change anytime soon, and I've noticed that people are renting in Columbia and Madison quite frequently.

For example, seller may have 4.5% debt and so current NOI is worth more to seller than a new buyer who has to pay 6.5% debt.Seller finance is a great tool too.My only caution is to NOT overpay for a property in exchange for seller finance at an attractive rate.Here is a hypothetical say market cap is 7.0%.New conventional debt is 6.5%.But seller will carry at 5%.With seller finance at 5%: What price does one pay?

Find Investment OpportunitiesMarket Research: Analyze local real estate market trends, property prices, rental yields, and potential for appreciation.Network: Build relationships with real estate agents, investors, wholesalers, and property managers who can provide leads and insights.Due Diligence: Conduct thorough inspections, financial analysis, and feasibility studies before making a purchase.6.

Do you dislike your current property or think you could do better with a different investment?