Also, most investments are what you could describe as an "appreciation play".  

You have to always assume there is that one neighbor who likes to play neighborhood watch and report people.

I miss the culture of New York City (plays, concerts, shows) but you can't beat the cost of living and weather down here. lol

I think playing therapist though is the right strategy but sounds like you might have to pay more than 49k to get Frank to "sweat" by saying no.

.$50k spread over three 401k accounts.Excellent credit.FHA loan on your primary (and only) house in Washington DC, with $200k in equity.The goal is to generate an additional $1,500 post-tax income by the end of 6 months.Thanks so much for playing!

Doesn't the general economy/market timing play into it?

How should the numbers play out in a duplex and what would be a good offer price to make deal worth while?

I've driven through it and a lot of kids are outside playing and riding bikes it seems like a great place for families to live which is why I want to buy in this area.

My thought is to proceed with the duplexes for a long term play.

Its a long term play as you can have both elements of cash flow and appreciation.