I really need to be there for the flip over each year (because that's when big stuff will be done) and we shifted to doing Christmas at their place now instead of mine so I can slip in while they're gone over Christmas to take a look-see and do any small projects I can get away with then lol. 

In addition to a mindset shift, you'll need- Education- Network- Action- Accountability.- It's noisy in the REI realm , it would not hurt to have your goals, niche and strategies written down.Your military career has positioned you to connect with future partners, that is your barrier to entry, leverage it.Best of luck. 

A little update: I shifted to long term rental for the sake of not having to spend all my time cleaning after each guest.

Home buyer behavior may shift as the economy opens up fully and people get busy resuming their previous lives.

We also know that weather patterns shift over time, due to natural patterns and some manmade effects.

Paying overtime or running a second shift makes sense when prices have doubled.

What you are proposing is basically shifting debt from one asset to another, which will likely have a net total effect of costing you more money given the low rate on the duplex and the upfront costs of refinancing both properties.

We're seeing a big shift of capital coming inland away from the coastal markets specifically to the Midwest.

Trying to develop that relationship to streamline future financing. 

This was our second deal and was more streamlined then the first.