In smaller towns like Lafayette, Indiana, the BRRRR strategy can be advantageous, offering more affordable properties and potentially lower competition.

I want to save money, so that would be the goal in that, lowering the monthly costs of life.

I have an option to purchase at an attractive price but would rather not bring cash to the transaction.

For investment properties in the lower priced neighborhoods of Linden and Franklinton what type of vacancy rate is typical? 

The idea is that you truly cash out at retirement, at which point you will pay capital gains but at a MUCH lower rate due to low income. 

-You might consider lowering your income requirement to 2x the rent. 

Once we fix our side up and move in the property should be worth $200k-$250k (it was very undervalued at time of purchase).Why not take a larger loan initial on the purchase of the first duplex and lower your down payment, use the cash you have for the second purchase.  

LOWER ENTRY PRICE – Older low-rise condos provide investors with the opportunity to enter the Miami real estate market at a relatively lower price point compared to newer luxury developments.

This would be a non arms length prohibited transaction and would potentially result in the entire IRA being distributed is my understanding...the only way this could be possible is if the OP is or becomes retirement age in the next two years.

This may be a wholesale transaction, a duplex, or even a single-family house.Get a trustworthy group of experts together, such as financiers, contractors, attorneys, and real estate brokers.