We are just a small hair above breaking even and for example if one of our cars goes, or something big like that comes its going to hurt and our safety net is gone. 

I've had tenants smoke pot in my building and it goes throughout the vents into other units.

There might be a handful of people in the nation that fix and flip successfully and thats it, no other business for more than 5 yrs.There are hundreds or more likely thousands of investors that buy, rehab and hold successfully and have a pot of gold in their portfolio that keeps growing.

The fact he lied about smoking pot seemed to hit pretty hard with everyone.

a crock pot full of apple pie filling for showings and open houses.Works better than cookies

Add it to the pot and save up for the next deal of my own!

You have cast a very broad net.  I

Not saying number 3 is a deal killer, but it can sweeten the pot.

But seller net is not the same when you have a 4% or 5% RTT to pay; assume seller pays half of that as is usual custom.

I would bet the selling price of a Duplex would far exceed the price of a SFH especially if it's in a SFH neighborhood.I wouldn't be to anxious to convert back to a SFH.You could have a POT of GOLD