$40,000 to invest, advice please!

[AJ Felix]

Hi Bigger Pockets,

I am newbie investor looking to get started in the Baton Rouge, Louisiana region or Conroe Texas region. I have $40,000 to devote to investing and looking to make a start in multi-family 2-4 unit niche with a buy and hold strategy. While I am reading and continuing to learn I do not know what a good deal looks like. Can someone illustrate what a good or home run deal on a multi-family property looks like? Also, what would be a way you would best utilize the investment money if you were just starting out again in the mf niche? 

is this a realistic home run deal: Duplex cost $80,000, ARV $90,000, %25 down payment ($20,000), rehab costs $10,000, closing/other costs $5,000, Total all in costs $35,000, rent $150 per door x 2 =$300 monthly, $3,600/$35,000=10.3% ROI