My time horizon is longer though. probably in one or two years.

Time horizon is everything.

The time horizon for using the cash in your case would be a big factor to determine. 

Net/Net - there are different ways to scale and create wealth. it all depends on the ultimate goal and your time horizon to meet that goal.

Let's also beware of the recency bias, according to which we assume that what is true today will hold true forever.I'll explain further why the US middle class heartland might actually be one of the worst places to invest in real estate today if your horizon is the next 30 years (the duration of the typical US mortgage). 

I suppose depending on your goals and time horizons if cash flow is your play then great.

If you have a 2 year horizon, expect it to be closer to 36 months. 

It really comes down to your time horizon and whether you want mostly cash or mostly appreciation.

thanks @Crystal Smith. definitely cashflow is our game.Agree that Demographics won't change but if there is Opportunities that Improves Living Conditions of these Distressed Neighborhoods do you think that will Compress cap rates over Long term Horizon?

In many markets it is almost impossible to make positive cashflow on a duplex that you are living in but often these markets have higher appreciation rates anyways, so once you move out after a few years the market rents should increase and the numbers will look way better on a longer time horizon.