@Melissa Gittens I watched the market on this house until it dropped into a range the offer would get accepted.  

Mandarin is just over the bridge from St Johns and you can find some older homes there that can be good buy and holds with a little bit of work and they're still in a stable area in a decent price range. 

I ran these numbers using 30 year fixed loans with rates ranging from 3.5% on the low end to 4.75% on the high end.

We would like to find a duplex that is in our price range to where the monthly payments will be close to what we currently pay for rent now just in case of tenant vacancy.

You probably want to look in the $50,000 - $70,000 range or less with that type of rent value .

Yes, you get more repeat business, but you will be working much harder on each sale.Investors generally aren't going to be happy with a simple MLS auto search; they're going to want off market deals, expect you to put in a lot of low-ball offers, know how to properly calculate cap rates, rehab estimates, etc. and also generally will be looking in a lower price range, meaning less of a comission for you.Retail buyers on the other hand are much more likely to be happy with the selection on MLS, take your advice, and give better offers.

I'm sure the range will vary.

If so, the seller financing method such as what Account Closed brings up a good idea about 1031s.There are other, more unique and creative solutions.

Sorry to say, but much of all that is the  fire hose.Like any industry you begin by learning about the product and the rules of the industry.You need to learn real estate basics before you try to  learn how to deal in real estate.I suggest you get a text book  for Realtors to study for their license, that is the meat of the industry in all states, but states are unique.You'll then find out that real estate is unique and is not dealt with like personal property.

Buyers and sellers are pretty much even grounds.Real property is different because it cannot be replaced, each parcel is unique, there is a range of value that must be paid to establish fair dealing.