They already took your money, don't let them take your joy as well.

My husband and I moved out in June 2022 and are now making $487/mo of pure cash flow from the duplex.

BRRR personally from a pure REI standpoint I would pick Texas.  

Yep. 100% pure and genuine pleather.Hey look HUD!

What issues do I need to consider for a mixed commercial/residential building that I wouldn't need to look at for something purely residential? 

@Hannah Joy need to see that Schedule E on your taxes as well as leases to give you a rock solid, 100% answer.

So, again, if you're doing this purely for asset protection, it doesn't really hurt, but in most cases it doesn't really help much either. 

If the funds are coming from somewhere else, it's a financed transaction, pure and simple.The reason for this is that if the funds are yours, there's 100% chance the deal will close (if you want it to); if the funds are not yours, there's less than 100% chance the deal can close (your lender can die, go out of business, decide he hates your guts, lose his money at the blackjack table, etc).

A good PM company can earn hundreds of thousands in pure profit, per year, in perpetuity, without owner involvement.

After that, start buying rentals based purely on spread sheets and leverage them—never borrow against or sell what you currently own.