:)   Figure out your miles and approx. gas costs for the round trip, and consider how your commute expenses might eat into your numbers. :)   Gas isn't free. 

If you have to keep going to the store for little parts it can eat up most of your day.

Especially when you have crazy tenants that look like they'll eat you.

Also I believe that you are required to add PMI to the loan as well which could eat into any cashflow if you are going the duplex route.

I don't see huge population growth so any new project will take from you.Inflation, depreciation. rising costs and competition are all eating at your NOW cash flow and you have NOTHING to combat it with. 

We really don't want to eat up all of our available cash on this deal and I'm pretty sure we couldn't finance something like this.

I agree with @elisabeth  3% taxes and insurance south of I10 can eat some cash flow.

The reason I said i can't 100% guarantee because it is hard to tell on the MLS.Do you like to eat seafood and take walk to the beach to see sunset?

This ultimately eats up all cash flow.My numbers are figured using conventional financing with a 20% down payment.

I'll tell you that it's the best feeling when you can wake up whenever you want, eat whatever you want without worrying about the price tag, and you have all the time in the world to hang around with your kids.