Paralysis by Analysis

[Dustin Dummer]

I'm trying to purchase my first investment property. I'm looking at the following two properties. I'm having analysis-paralysis. Without experience, it's difficult to just look at the numbers and decipher if either or neither is a potential investment.

3 bedroom 2 bath/2 bedroom 1 bath; 2,112 square feet duplex:

NOI $13,686; CoC ROI 12.72%; Pro forma cap 7.51%; Purchase cap 7.51%; 50% Rule Total monthly income $1,550; 50% for expenses $775 Monthly P&I $585, 50% rule cash flow $189. (Property qualifies for .05% loan rate discount over the other property). This property would require little maintenance and more stable renters but it's certainly not any kind of a great deal. It also has a garage for each side.

Two-2bedroom 1 bath duplex; 1800 square feet duplex:

NOI $11,652; CoC ROI 10.72%; Pro forma cap 8.96%; Purchase cap 9.71%; 50% Rule Total monthly income $1,300; 50% for expenses $650 Monthly P&I $383;
50% rule cash flow $266. This property has more potential for vacancy or rent issues but also has potential for remodel and raising rent.

Evaluation advice would be greatly appreciated!