The bank is asking for 20% down investment in a duplex. How can I get around this for my first investment.

My parents are still in the area and my brother in law is a contractor, so it's an attractive area to invest once I get together some finances. 

Alternatively you can obtain clear title after 20 years of using the property if you do not have "Color of Title" (if you had mere possession and did not lease from the son or pay him any portion of the rents).Color of title would be a deed from someone (the son) who you have reason to believe had the right to transfer the property to you. 

Alternatively, I could sell the property.

Part of the process of the BRRRR strategy is the refi portion to get you back some or all of your initial cash invested so you can keep going but not all properties will be in a position to get the refi so that is something you need to consider with your lenders and you should have an alternative for that instance.

All things being equal, good schools will attract good tenants, regardless of the class of renter.  

Then you can develop investor personas and really hone and refine your marketing campaigns to attract the best investor candidates for your product type, duration, etc. 

The word spread around in the community and I get the best tenants attracted to my properties - increasing my occupancyAll 3 combined made me MILLIONS - hence, the golden rule will make you gold.

(On-base housing and food can suck, but it's way more affordable than the alternatives!

Jacksonville attracts an abundance of investors for sure.