They all generally seem to be negative cash flow about 99% of the time.

Also, I have about $8k in cash and no debt at all! 

For example, if you’re a first-time buyer wanting to see 3 different cities, low down payment Ioan, no real idea of what you’re looking for, and need to lose 3+ offers before you’ll listen to my professional opinion on offer price & terms, you’re going to be paying me a lot more than an informed cash buyer looking in a specific neighborhood that listens to my advice so we quickly win the bidding wars we still have with lack of inventory in desirable neighborhoods.

Seems to be a really smart place to park cash at 6% Cap rate, with depreciation tax benefits and projected equity increases in the 23-30% range in the next 3 years.

Purchase price: $580,000 Cash invested: $75,000 Townhome in the highly desierd Rosemont area.

As soon a the "we found mold" card gets played, you immediately offer them to vacate with no penalty to insure their safety. 

Is there any potential for doing a cash-out refinance on the duplex and using those funds for the purpose of buying the property you want? 

You are paying taxes on the gain, not the cash received. 

We moved out in July 2024 and is now cash flowing $700/month with both units rented!

I've seen some logical points made that under estimating Cap Ex may not be realized until many years later when a few larger than expected expenses eat up years of "cash flow".