Keep the duplex, fix it up and rent it out, knowing that I'll never be able to sell it and the heirs could come along at some point and open an estate on the duplex3.

Then you also have the reverse situation... sometimes you have generic questions posted in the local forums (perhaps never to be found).This would fix both of those issues and might also identify right away what really is a jurisdictional issue.Just a thought.

if you are buying and holding, 30 year fixed is the right way to go. 

Not even I can get excited about accelerating 5.25% 30yr fixed rate debt that doesn't bother you, Marc. 

I am looking to sell my house and buy another fixer to live in and to buy a flip and fix house to flip.

The NW seems like a nice area to invest in a fix/flip.

Cap rate is a fixed metric determined by your market. 

Since I was still studying and did not have a fixed income at the time I had to negotiate a 17 year long loan & 2.85% fixed rate interest.

They are both relatively cheap and fast fixes with a lot of bang for the buck. 

It's also a lot easier to fix or repair solid wood over the cheap MDF stuff that is made by some other manufacturers.I agree with many of the above posters, look at used cabinets, you don't have to pay full price for cabinets for rentals.