From everything I hear the costs exponentially grow when a PM hires out your repairs/maintenance compared to the cost of you source the work yourself.

I am guessing in Muncie the cap rate is probably 8-12% cap rate so take the NOI and come up with a comparable cap rate to determine the value. 

Compare Savings: Subtract the prepayment penalty from the potential savings generated by refinancing (e.g., lower monthly payments, reduced interest rates).

In your case looking to larger assets where you can effeciently cost segregate to gather bonus depreciation would be a smart move.Appreciation - Where in the country is the asset class you like growing or going to be growingAmortization of the loan - What sector or even region if you look locally for funding, is going to offer the most favorable lending so that less goes to interest expense and more to pay down of principle.Have fun with a spread sheet comparing these 4 returns from your investment with the type and location of assets you find attractive. 

.🔴 Questionable property comps: Overstated market values or inappropriate comparables may mean they’re inflating expectations.As always, thorough due diligence is your best protection.

If you don't have that, keep earning, saving, and managing the risk you take by investing in REITs (which is small but risk still exists).If you already have at least $100k to invest, and you're wondering where to start as an OOS investor, I recommend this dataset that we at BiggerPockets put together specifically for people like you and me.https://www.biggerpockets.com/resources/housing-market-data/...It contains information like job growth, population growth, and rent-price ratio for all markets to compare and contrast.

I have worked with many experienced investors from Southern California, Las Vegas, Phoenix, Tucson, Denver, and other large metro areas in the southwest and west coast, with seasoned investors that still live in all of those great cities but have shifted most of their real estate investments out of those higher cost or higher risk markets into ours. 1) Compared to most cities in the SW and West, home prices in the Albuquerque metro are relatively affordable.

Have you compared the appreciating cash flow on the duplex to the potential savings on your current mortgage over 1,3, and 5 years? 

It takes a few days for the money to hit my account, but that is a small thing compared to the convenience.

Most are not even comparable, but I guess you get what you pay for