Plus it integrates with your calendar so the communication between you and your cleaner is minimal as they just know when they need to get in and clean. 

I feel that the risk is minimal where the duplex is specifically located. 

If you're looking for strictly MLS deals then having your license is a no brainier It's actually quite cheap and easy to get it and cost to maintain it is minimal. 

I have no idea on the market right now and that is why putting most of my eggs in option 1 is a hard pill to swallow even if it does mean doing whats ultimately best for my family!

This is also where renters insurance comes into play to protect the tenants belongings so the money doesn't fall on the landlord (requiring renters insurance is key here) - here is a great Forbes article that talks about natural disasters and how to prepare and minimize costs along the way.

I’m still working on my Welcome Manual.PLEASE give me a thumbs’ up for ACTION and add a tip that will minimize my first-timer’s jitters.

- see if you can’t get that $428K privately to pay off as a ‘mortgage’ w/ minimal interest rate (1% George & Mom?)     

Having multiple properties minimizes downside risk of vacancy, natural disasters, and you don't have all your equity sitting in one place, which is a target for lawsuits.  

In order to minimize my tax liability, I was thinking I could 1031X the profit into another property. 

Right now, we have minimal expenses but will later on buy a domain, pay for Gmail Business ($6/mo), and pay a RE lawyer to draft an operating agreement, among other costs down the road.