I am not sure why most listing agents don't do their job, but from my experience they either don't know their contracts or are just not organized in details.

Conforming rules allow for you now to convert your primary to an investment, regardless of your equity position.As for the Duplex, they should be able to utilize a rent schedule, done by the appraiser, included on the appraisal, in order to offset a large percentage of the PITI. 

They got 1 quote that totaled $3,500 for the job.

Hey Mark, if you had other work prior to your recent job, then just find a common thread between the two jobs (ex. they both are computer related, finance related, whatever).

Investing in a MSA with a small population IS significantly more risky than investing one with a large growing population and job growth. 

Hi, @Zachary Robertson, great job on not having an issue funding your investment -- that's awesome!

Our area apartments rent out for $500 and are usually 1 bedroom and other SF rental homes are in the $500-$750 depending on condition.The chamber of commerce, utilities office, and city hall all allowed us to put up a flyer and that is where the majority of our leads came from as it was people moving to town for jobs that weren't ready to buy as our potential renters.

My husband and I work good W2 jobs in construction (me in project management, he is a carpenter). 

My schedule is fairly flexible so whatever works best for the three of you.  

Job growth in rural areas will likely remain pretty stagnant over the foreseeable future.