If you are currently in a sellers market, like many areas of the country, then clear something is wrong with your deal.

Every investor, my self included, wishes we would have bought sooner than we did when we fist invested.If the numbers on the duplex work NOW, given today's prices and current interest rates, then you are good to go! 

I know a few good realtors in Miami that love their current brokerages if you're looking for any personal connections! 

I live in Northwest Indiana and am currently trying to get into real estate investing.

I am very interested in investing in real estate in Memphis and am currently seeking professionals who can assist me in this endeavor.I am looking for experienced real estate agents, contractors, and appraisers who can help me identify and secure properties with great investment potential.

While the closing costs may be higher than a HELOC, the long-term interest savings might outweigh this initial expense depedning on the property value, LTV, credit, etc.Really depends on your strategy/perspective (short/long-term play, where rates are going, current fianncial position, etc).

Joshua,I am in nashville and currently have one property in rental arbitrage.

Any success stories as we are feeling less then optimistic currently.

Net cash flow is currently $50k/yr but pre tax.

I am currently renting but I like the idea of house hacking to start out.