I was going to buy a owner occupied duplex with 3.5% down then buy an investment property using 25% down but my DTI ratio would not qualify for both mortgages in the same year unless I used a dscr loan but then the interest rate would be very high, and it'd be hard to make a deal work using a dscr loan because of that.

Now that is a very high level example but the appreciation is not gone if that makes sense you will capture the ballpark same appreciation if the properties are comparable.  

I would also highly recommend you set some parameters when thinking about working with non-accredited investors or if you are one and want to invest on a large deal. 

Cleveland, Baltimore, Toledo, Indy etc....You will see net population decreases in most of these areas but these are the areas where the prices are the lowest in the USA and come with rents that are very high when compared to the sales price.

Tenants in Brooklyn tend to stay a minimum of 4-5 years in NYC due to high costs of moving.  

Lessons learned is not to buy a property with a high HOA.

The high end rental properties can be a different animal than your run of the mill $2,500 month rental both in terms of upkeep and demand.

These rates can get very high, but access to more lending unsecured if needed. 

Don't put a high list price based on what you want, needs to be based on solds

Highly reccomend joining local investor Facebook groups.