What calc numbers and % do you consider a good deal?

[Tamara R.]

I bought a single family home to change it into a up down duplex and the numbers seemed to work out pretty good considering I live in Oregon and rents are hard to cashflow here. I planned on just putting a door on the stairs to separate up and down and add a kitchen or kitchenette downstairs. I could have done it for 20-30,000 and lots of sweat equity but then my friend told me I need to do everything legal for a duplex if I am gong to have two different households there and scaring me with bad scenarios of not being insured if I didnt legally duplex it and had two households. I think I over rehabbed it and ended up doing way more to make it legally a duplex, which meant I ended up spending twice as much and realized it raises taxes, insurance, had to put in asphalt driveway, etc that I wasnt really planning on doing when I got it. Probably should have just done the door and kitchenette since it is just a blue collar neighborhood and nothing special. It was a great learning lesson and I know waaaay more than I did before, after making all of those mistakes. Didnt have all this info from BP prior. Just ran the calculator now and realized I am not really sure what are actual great numbers on some of the calcs. My house is in the Dalles OR. Here are the numbers it gave me. I know they are not fantastic but are they terrible? I got it for a decent deal at the time of 223,000, I thought, and put 10% down. Now will put 60,000 into the remodel so about 90,000 total cash out of pocket including the down with closing cost. My cash on cash ROI is only about 6% and will cashflow only 450$ a month now with CAP around 7% I think. I am not able to find similar places to compare the value it will be after I change it to duplex so I made super conservative of around what I have put into it so 290K$ since it will be worth a little more as a duplex as it did a house. Is this super terrible? Before I thought it would be cap above 10% and cashflow around 1100 with only 50k out of pocket. What are your good numbers for all the items on the calculators that you go by? (cash on cash, ROIs, Cap rates, etc...) I am gong into real estate for cashflow mostly but will buy hold or flip etc whatever works better. I am sure I am not the only one who has learned the hard way but I wont make the same mistakes now while I am looking for my next property and just glad I have a little cash left to get me into another better deal next time. Thank you for taking the time to look at the numbers.