I am also less aggressive at acquiring properties since covid, I like to work less and hang out with the family more.I have a plan, but I would like others to chime in on their thoughts.

I only own nicer rentals with fenced back yards and rent to families with dogs. 

My family reports as high as 80% tax increases in the DFW metro area every year for the past 3 years.

The current layout lacks bedrooms, which may make it harder to sell to families.

Invest that $$$ and wait until you settle down somewhere and buy a primary (multi-family unit, or SFH). 

My idea is to build a duplex myself with the help of family/friends.

Imagine if you had one single-family home.

I will give you some of my highlights.People in Texas complain about their property taxes at 3% ours are about 4.5%.New York in general and Monroe county specifically are very tenant friendly.Depending  on the town, the code inspectors/police can be quite anal.Since Covid and the 2020 protests we’ve seen an increase in crime in the city and therefore weakening demand in the city proper and increasing demand for the suburbs.Industry is well diversified—University of Rochester (medicine) L3Harris (defense) xerox (IT) and paychex (software/hr)) and relatively recession proof.Population growth is low and therefore appreciation (except the past 4 years) has been moderate as well.There aren’t many builders in the area so supply is relatively fixed.Home (and rent) prices are both affordable with homes typically being less than 1/3 median household income and rent being similarly affordable.For single family homes at 8% rent will cover piti with about 100$ to spare in the A areas.

"What will it take for you to commit to getting this job flip done by X date?" 

But there are also situations where the home owner passed away, and the family assumed ownership.