Basically with the numbers you have provided you are betting on appreciation.  

Probably your best bet is to chat it up with local investors who have been in the area for years and know what makes the market tick.

If you secured another cash flowing property with the equity from the first, you'd be doubling down on that bet while hedging at the same time (cash flow).Either way you win, unless you can find a better return on your investment by selling and re-investing your tax free capital gains elsewhere, OR... the US economy could collapse due to the financial ineptitude/corruption taking place w/in the beltway and it could be an all out Zombie Apocalypse headed your way!

Owner financing is the best bet(and my favorite) but if the owner owns this free and clear you will have to be agressive with a down payment.

His idea of risk was to hit the roulette table and bet black while his wife bet red.

HI Denny,5% down conventional financing is possible for owner occupied conventional 1 unit only the second you even attempt to go 2 unit you're already at 20% down payment so best bet is to buy using FHA 3.5% down on a duplex that is under market and then refinance into conventional afterwards.

So much depends upon your personal circumstances.If you are really close to broke and staying afloat by taking on more and more debt (which it sounds like you are) then probably a job, if you don't already have one, is your best bet for the time being.You have the right motivation.

And I'd bet less than 1% actually look at any demographic or economic data with the exception of the latest "Best Places to Live" article on Yahoo's homepage.Buying rentals here in California, SoCal specifically, works very well.

There are very nice benefits for being a Pro member and even though I haven't downloaded the ebooks I bet they are content full.Guru's are all about upselling.  

that depends on the builder... if they did a good job, that's probably the only one that will occur. talk to the neighbors and i bet they have the same cracks. ask them if it leaks.dont finish the basement. the ROI is not worth it unless you have done the numbers.