I have some capital to work with and am eager to invest in delco, could you recommend the towns/areas that produce the best return for rentals?

Higher rents also produces generally better tenants.

Hello BP,My goal is to become the highest producing agent in Texas.

Very excited to start reading, listening, and learning on how to start flipping and buying long term income producing properties. 

If you refinance, you pull the 32K back out to use on your next investment, and use the income produced from renting your duplex to service the mortgage, cover expenses,  and create a fund for future capital expenses.  

If you can produce a superior product, that is where the money is at.  

I'm just making the point that your deal produces numbers very similar to what many turn key providers offer.

Once we move we want to begin looking into multi-family properties for buy and hold to produce passive income.

If you don't have much or any experience as a landlord or owner, you probably don't want to deal with the kind of neighborhood that produces those kind of on-paper numbers.Hope this helps!

One word of caution - Your state may have rules about how quickly the earnest money must be produced after ratification.