Ironically, the one property which I own long-distance is my California condo.

Quote from @Erik Estrada: Hi Michael, Do you currently live in the condo?

You're right that it's getting tougher to find solid cash-flowing properties ($600 or more) in Grand Rapids, but the appreciation potential of a single-family home or duplex in Grand Rapids would be much better than that of a mobile home.

I am looking to use all cash, under 200k, preferably under 180k for a single family or a duplex if viable with my budget.

Since Thomas is asking about buying a duplex as a first time buyer I assume he doesn't want a hard money loan.

You can get a duplex for around $150,000 or less.

Lilia’s breakdown of what to consider before investing is something I wish I’d read when I started.To add some color, I had a client a few years ago who purchased a duplex in Austin with a plan to hold for 12+ years.

So far the condo investment has been pretty hands off as the HOA handles most things

., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

Right on, I flipped a duplex out there recently.