I hope the market goes up and your investment keeps growing ahead of it's costs :)

Hard costs include packing materials, use of moving vehicles, hiring moving labor, paying move-ins costs for the new place, cost of cleaning the old place, cost of cleaning and decorating the new place, etc.

have you found that after you make these repairs you are any further ahead?

My crews usually work late and I give them a bonus if work is finished without defect and ahead of time.

If your answer is yes to both questions, you should go ahead.

.- Duplex will need $35K (approx & is a cash layout) for rehab.When I run the numbers over 10 years it seems i would be barely ahead to keep the duplex vs. investing my cash outlay over 10 years at 9% in an index fund.

You might get more out of checking out what's available in Pflugerville now.At the very least, it will help you learn that market and you'll be that much ahead when you get there.Good luck.

I thought this would be a great place to connect with investors not just my local area but also nationwide.Unlike many people who chose real estate investing as a vehicle for financial freedom, real estate (CRE to be specific) is truly my passion and I really enjoy the journey and the learning process.

I am wondering if you went ahead with a retrofit heated driveway system.  

I would go ahead with that layout with the refrigerator cabinet.