A vacation rental could generate higher returns but requires more active management.

So your 35% operating expenses makes sense and seem plenty conservative to me.  

I looked into a program that is called the rei accelerator and they said they will guarantee me a deal of a 60+ unit apartment building in the next 4 months and i will get to a closing table and generate $20,000 a month off my first deal with working with them.

Just make sure you are saving towards those slow months during the peak months, buy a deal at the right price (don't overpay just because its a turnkey STR or you think it will make more money than projected), and look into ways to increase bookings during those slow months with some marketing and operation tweaks. 

UBIT is generated two ways.

Analyze properties by looking at gross rental income, operating expenses, and the debt service coverage ratio (DSCR above 1.25 for rentals).

Tyler local, so sparked my interest whenever I see anyone post about the area.Given that your duplex is fully paid off and generating a steady cash flow of $1400 per month, it's understandable that you're having second thoughts about selling it.

The only members I've found with multiple deals are his partners who were already successful, just like Pace, and they use the newbies to help generate more deals.

Annual net operating costs for option 1 are basically the same as the annual revenue.

I have over 30 years experience in operating office buildings in NJ and would be will to run the operating arm of these investments for a % of the deals.