Total insanity.

We haven't done much direct mailing recently in San Antonio but in the past we did and one thing the I always remember from the phone calls that is totally different from the Houston market is that in SA a lot of people told us either: "I would sell my house if I had somewhere to go" and we also got a lot of "I'm going to die here in my house and none of my neighbors will sell 'cause they feel the same way.

That makes total sense.

Also interested in any suggestions that, I and others could benefit from, regarding floor plan adjustments that others have done that you have found profitable/marketable and cost effective as well as total disaster stories on what not to do.

That's the number that's totally going to screw you if you get it wrong. 

As a total beginner, just about everyone I've talked to has recommended Bigger Pockets.

If you are using the 1% test (rule), that is based on the total price including repairs.

If the property manager is so careless that he would provide you with a contract that obviously negatively affects him, what does that say about how he might draft contracts with your tenants?

I wouldn’t be devastated if I lost money, but I’d obviously prefer to guess the market correctly and make money.

An appraiser is obviously going to inspect the house and our concern is that we then would not be able to finance as a duplex, not to mention the added property taxes.Listening to Brandon Turner's The Book on Investing in Real Estate with No and Low Money Down, we thought maybe this property would be a perfect candidate for seller financing?