I self-manage all my doors in Florida but I use a property manager for my Detroit portfolio.

This is a great place to learn and to connect with people so take advantage of all the great resources.

I guess Loyd's of London is off shore :)  but Caribbean carriers not so sure.My carrier on our master inventory policy just shut off ALL of CA..

I have saved around $15k to invest in real estate.

I been self employed since 2015 and have my 1099 forms 2023 and 2024, no debt at all.

I think the best thing that I can think of (assuming they don't care about you having one loan on two parcels) is to purchase, rehab all the units at the same time, immediately sell off the SFH to hopefully pay off a good chunk of the loan (which is possible because it is on its own parcel) and then rent out the duplexes paying down the loan as quickly as possible, which you could accelerate by feeding in capital from an investor or another source.

Wishing you all the best on your first investment.

So, all in you are looking at 320 to built which doesn't work at all for the rents you would get. 

Any and all input would be greatly appreciated.

Look at North Bergen, Bayonne, Linden, Carteret and Elizabeth (be careful there) as possible alternatives.Also take what I said with a grain of salt, if you're not pulling the trigger for a year all of this info could be outdated as the market changes rapidly