When a s/f is vacant- all expenses come out of pocket but with a m/f- if one unit is vacant-then the other units tent covers expenses while you look for a tenant.

You need enough cash to cover the down payment and closing costs plus reserve funds.

They are suffering from very low inventory, so probably won't be getting any great deals on price. https://www.wsj.com/articles/scarcity-of-housing-in-rural-america-drives-worker-shortage-1527672602

If the property does not sell for enough to cover the taxes you can lose money. 

Could be more if they need more fees to cover their operating cmexpwnse.

Be prepared to cover Vacancies while you are transitioning rent rates.  

We receive payments in Crypto, cover expenses using Crypto, etcI have a chunk I want to diversify into real estate.

And I will be lying to you if I understood most of the stuff you covered. 

@Mitch ReaumeThe policy will not cover household furnishings, the renter's own insurance will cover that.

I am also looking at duplexes and bigger in AZ, NV, and smaller communities north of Los Angeles.With just over 20k saved up and that more than likely not being enough, would you guys recommend pulling from my 401k to cover the remaining costs?