It has had higher appreciation than nearby towns since the pandemic and you should be cash flow neutral or slightly positive day one as a long-term rental with a 20% downpayment.Note that zillow and other websites greatly understate your property taxes. 

I am in a pretty similar position. 

Quote from @Jaycee Greene: Quote from @William Taylor: Hey there BiggerPockets members, I'm an upcoming agent practicing running numbers on different duplexes and investment properties I'm seeing on the market, here to share another report I'm working on for feedback.

At best you’ll be able to buy, through “creative” finance break even cash flow situations, which at best may begin modest positive cash flow in 3 or more years. 

You can decline them off their credit, background and for not having 2 past positive references.

I appreciate the feedback, Travis!

You're not in the position to be a cash buyer...as a former wealth manager, it's simply not a good play for you for many of the reasons stated above and more.  

I’m considering it and looking for feedback.

A successful rental property should offer positive cash flow, meaning your rental income should exceed your monthly expenses (mortgage, taxes, insurance, maintenance, etc.).To find the right tenants, ensure the property is priced competitively within the local rental market.

I plan on getting a property every year until I retire if I can find a good deal that cash flows positively.