Either one in a close proximity or out of state so long as it offers profitable numbers , the 'all parties win' opportunity.  

I can easily cash flow on these properties, as I know what they are currently renting for and the current hoa dues. 

They are not cheap, so if it is a small easily fixed issue I may not use them.

You might be successful in small claims if it's a small amount because you can easily spend $3,000 in attorneys fees to recover your $3,000.

In the current environment the renewals each year with a minimal increase have been a win -win for the landlord and tenant.  

With that being said, this can also be a very competitive market because of the number of people moving here and the fact that we keep winning all of these "best city" awards. 

Is the duplex inefficiently split up and could easily be made a triplex?

Title companies are suppose to do as you direct them to do.You need to know what to tell your title company to doMake sure you have a legally acceptable assignment agreementYour title officer needs to understand who pays settlement cost and where on the HUD-1 to put your assignment fee.You need to have your contract so construction to be easily understood and with the right clauses and disclosures.Assignments are a great way to make unusual amount of income.Good luck.

for me, in my rather high cap rate market of northeastern Pennsylvania, I can easily demonstrate 15 to 20% cash on cash or cap rate after 10% maintenance 10% management and 10% vacancy.

I'd bore you to death if I told you of all the cases I have had that could have been resolved easily, at a small expense, but instead blew up because my client sat on the issue.