I currently reside in Atlanta, GA and the market is hot! 

So, I'm thinking of buying a duplex about 2 hours from my business for around $220k, and then renting both units out with a little cash flow to start having an investment business on the side. 

In NW Austin (78729 or similar) there are duplexes for $300-400k that rent for $1100-$1500 each side. 

Currently, the yard has dirt in the front yard and weeds in the side yard.

They get a side yard and I get more cash.I also b8uy lots that are suitable to build on.

Its a great place for cash flow and depending on your investment strategy there is a very wide range of types of investments.I have been working on the investment side of real estate for several years now and know the city very well when it comes to buy and holds.I own a few myself and have and have wholesaled and worked with a ton of buy and hold investors.You need to be careful of what you are really buy in SA though as what you are experiencing in Austin is happening here as well but mainly on in low-end properties.

Endless hot water and they last 20+ years if you flush them with vinegar once a year.

What if you go to the seller and ask them what they would want for it CASH and i pay you on the side...

Some of it is already invested, but I would like to get on track in real estate to start generating monthly income on the side in the range of $4000-$5000.

I've owned for about 7 yrs and only about 3 yrs ago was able to rent both sides due to a new position I acquired out of state.