The kitchen isn't in great shape, and I manage a cabinet company so re-doing the kitchen will be cheap.

Bank countered at the the list price of 55k so RE agent and I decided to counter again with 55k minus closing costs up to 2500 dollars.

The new piece out of the box will stick out like a sore thumb. 

There weren’t any eye sores or ugly houses in close proximity to the property in question.Because I don’t plan to live in the duplex for more than a few years, I applied the 1% Rule and 50% Rule as if I weren’t living at the property, and here’s what I found:If I had two tenants, one in each unit, this property would meet the 1% Rule because gross income will be $2140/mo, which is greater than 1% of the purchase price ($1849.50/mo).Also, the 50% rule would be met because $1070 covers my mortgage and P&I (estimated at $826.55+$81.80=$908.35).

The closest REIA for me is I believe Orlando which is north of 2 1/2 hours so relying on networking.

Interesting timing of your comment @Jay Hinrichs...I have been the "newbie willing to do anything to get help from a mentor", only to end up sorely disappointed in the direction of that "opportunity".

I have a different full-time job, which I also enjoy, so RE is not my all-day-every-day world.

For lack of better words, I stuck out like a sore thumb.

Maybe a good time to get in and start buying before prices sore like MemphisMemphis

Currently its a bit of an eye sore.