The main thing that I think trips people up when looking at this is that there may not be the rehab component of it.  

Property liquidity varies across product types, markets, submarkets, the property's tenants, capital markets, and other forces.Physical Property RiskDespite your efforts to inspect a property during your due diligence, there is no way to understand the physical condition of each and every component in a building.

My goal is to align my career skills and  experience with the best fit, instead of only going by others experience or recommendations. 

Is there a significant small MF component to the housing stock there?

@Jay Hinrichs The licensing component is something I've definitely considered. 

Depending on the classification, you have a diverse revenue stream( Food and Bev, parking, events,) Cons: As said before, these are business with a RE component.

I have also been searching for OOS (out-of-state) duplexes but unable to find the right one that is aligned with my desired price.

I don't think the promote/incentive structure would change at all, best to keep everyone's interest aligned. 

Read everything on the BP bookstore and listen to the podcast - especially choosing those episodes most aligned to what you're trying to accomplish.

What really helped me overcome the leverage component of investing was opening up a home line of credit (HELOC) on my primary residence to allow me to invest.