I guess with certain markets its achievable!

Are the tenants paying market rents?

Rented at $3,215 to a Section 8 Long-Term Tenant instead of a Long-Term Market Tenants for $2,400.

It sounds like your current property manager may not be marketing the rental effectively, and the fact that it's listed incorrectly as an apartment instead of a duplex could be turning off potential renters.

Thank you Lauren,  Yes, Pad split is already in this market so I think Im good.   

The key for me wasn't to invest in the 'best place' but to know a market so well that a deal jumps off the page when it appears.

IMO better options- If you don't need the money in the next 10+ years look into Annuities I'm seeing 7-9% and you don't have to participate in market downturns.

If your goals are long-term - this market will offer a ton of appreciation and steady renter demand.

.): ~$35K (assuming 8%)Total Cost: ~$375K–$385KProjected Profit: $65K–$75K before taxesThat is a decent margin, but this being a two-year project, you need to be sure the market doesn't shift downward, and that you have a buffer for unexpected costs.3.

New builds-broke even in the '08 market on two spec homes, built my own home from the ground up twelve years ago(400k in equity).