However, I'm finding these properties don't cashflow as well as other properties might in lower property value areas, so I'm considering expanding into other communities. 

I want to make sure paying less does not end up in lower grade service, in case of need.

I am pending on a duplex that already has existing tenants in the lower level, they have been there 3 years, always paid rent, and after meeting them really seemed to be nice people that enjoy living there. 

Mainly that ifyou will be limited to the amount of….Your purchase price + closing costs (costs when you purchased the home) OR....75% of the “After Repair Value”…WHICHEVER IS THE LOWER AMOUNT (super important)

His work bid is consistently lower than the other contractors that bid the work and he includes more in his scope of work. 

The second bath is nice, but on the lower end not common and not needed.

A good one, to be sure, but there are others with similar returns and lower bars for entry. 

The lender can tell you what loan amount and type you'd qualify for... the agent/broker can show you which properties fall within reach of what you qualify for.Chances are, you'd be able to lower your monthly living expenses by house-hacking a multi-family property.Best of luck to you!

We will totally rehab the interior of the lower level too and then stucco everything to make it look attractive. 

The lower the Cap rate the stronger the investment grade aka Walgreens/ Target A class ( upper 5's at the moment ) tenants etc...