well i saw the property yesterday. has a few weird things about it . Pex Piping , Slab foundation, no slider or door for rear access from inside the house (have to add a side gate entrance to the rear) No garage, No Dining room (possibly could put a small table but the island would be a better idea)
this is a 3/2 1100 per side 2023 build Duplex on 0.3acres inside a decent neighborhood Class B)

what do you think about that? do those things sound like deal breakers? the deal works really good on paper , its not in a bad area its actually in a decent little community with a k-5 across the street and all that. neighbors are cool too . just met them yesterday

Pretty much all systems are go , the wife is on board, the price is right , otherwise a great deal but these weird things the guy that built it chose to do.. (I'm able to get into this thing for only 10K the cash on cash return is absurd from 37-56%
(depending on closing paid and points I pay, its an 8% Cap, 350-450 cash flow (after variable expenses + depending on final rate) Brand new.. seems like a decent first step but the functionality.. A Perfect nice 3/2/2 1400 sq ft per side is 575k , this one could be 365k if they accept my offer i sent last night) this rents for 1600 the perfect one rents for 1850-1900 but takes 6x the cash to get in breaking all the returns with cash flow going to 0 , Cash on cash going to 2.3%, and cap going to 6.7, overall a larger piece to manage.

I do understand I went from the top tier tenant that will pay the most for the perfect setup down to the unit that can be paid for with section 8 and will attract a lessor tenant or someone single / new young family / retired / disabled / fixed income etc.

Here's the deal figures With closing paid , seller counters 10k above my offer, 6% VA loan, no points

Does the property lacking those features make it a deal breaker ? it is reflected in my offer. I'm currently 60k under list (-13.9%) = 187k per unit

Should I just shut up and buy the thing with the amount of cash required to close? this isn't even 10% of cash on hand but is my first real estate investment past my own home

Thanks everyone ,

- Rob

Excited to hear everyone's opinions on the things missing ( I was OK with all of it then realized no dining room in bed last night after I sent the offer)