The problem I see is the masses have not understood the advantage of purchasing a duplex.As far a Lennar is considered an entry level builder, I don't see that their neighborhoods in general have very good price appreciation, unless they are in a unique area where the location is exceptional.I think that prices are falling, and that you should be able to find a deal, the I-35 Corridor from  San Antonio to Austin is a very hot area.Here is an example of a property that was listed for $342,000, and the list price is down to $300,000, with a price drop of $20,000 on 7/29. 1261 Stone Rim Loop, Buda, Texas 78610, If you need any comps or info, just let me know, I'm a licensed Broker in Texas, and I have MLS access across the state.Also, I'm not sure if you know, but you can split your 1031 exchange and purchase multiple properties instead of just 1 property. 

No, what's his deal? 

If you are looking for no money down deals thats where I would start.

You can upload a photo of yourself to say hello, you can write a quick intro, and then you can see boxes when you scroll down on the left that when you click will allow you to add your company information, and it's always nice if you've invested in real estate in the past to put information about the deals you've done so people know what experience you have!

Big deal... they have been late...

I have a self storage owner come to me with an off market deal for his 84 unit business with room to expand.

When you move out of your duplex it looks like a homerun of a deal.

The top notch call center like Lamassu charge $8-20K a month, but typically work with shops doing 10+ deals a month.

I'd do it all day - show people how to find potential deals, they vet the deal and then I take over.

I can potentially raise some additional funds from family and friends, but I want to get my 1st deal with the $20k.