It burned to the ground a week after purchasing.

You are definitely going to want to get a lawyer and as soon as possible.This will sound harsh.In your story, you have made a number of very poor decisions about how you purchased and managed this property. 

Purchase price: $360,000 We bought this stacked duplex, lived in one unit for 2 years and moved on.

Purchase price: $270,000 Cash invested: $54,000 A multi-family upper/lower duplex in Ankeny found off-market during COVID.

Just keep a good record of your SREO and hang onto the HUDs that you've had from both your purchase and your sales.

Purchase price: $240,000 Cash invested: $60,000 purchased this distressed duplex using owner financing for $240K and a $60K hard money loan for renovations.

I'm looking to purchase an investment property in Allentown PA.

Single family has more stabilized as there is not enough people who can afford homes.The purchaser is two very distinct types of groups who buy MF vs. single family and single family is bought to own and occupy, MF is bought to generate money.

Buy: $284,900Rehab: $115,000Holding: $16,500 Points: $3,413 Selling fee: $30,000Insurance hold: $2,000-$2,500 (maybe get back $1,000-$1500 if you close quick)Other title/escrow purchase: $2,500ARV: $500,000Profit: $46,587 (9.25% approx) I would do the deal, especially if you get that gap for rehab closed 3-4 months and tighten up the rehab costs too ($100,000)   

Buyers usually want to purchase on today’s value while sellers often want to use future potential of the property (“current rents are below market” or “room to build an additional property”, etc) to increase the purchase price or likelihood of a sale.