Do you understand what is involved?

You can use this tool to figure out that part: https://docs.google.com/document/d/100dRzu-iQEIZbR1adxIASdH2...Once you have that you should engage a local broker to discuss the options for those types of uses in your market and they will be able to help you understand the overall picture and cap rates of the various options.

I am eager to begin building my portfolio with a focus on long term hold duplexes to start, but I want to make sure I am not getting too far ahead of myself too quickly. 

Understand the neighborhoods, property prices, and areas that have room to expand or improve.Start Small: If you're a novice, think about beginning with a doable undertaking.

So we need to "make it" so we can understand why this happens.  

@Logan TurnerGot yes, I understand what you're trying to do.

We are eager to hear any tips/advice on learning the ins and outs of buying a property to then open a sober living home.

No matter how much or little you make or spend, I think it's a useful tool to understand yourself and your goals.

Personally I would start with personal residence and understand how to take care of a house before diving into both.

It is not realistic to budget for catastrophic occurrences but you want to understand what moves you can make if extreme things do happen.