I came across a duplex listing in a good school district that is also within my budget.

This July, the tenant complained about a leak that managed to seep through the walls and onto the floor from the attic.

. $10/ft isnt enough for glass walls, plumbing, lighting.

Purchase price: $179,000 Cash invested: $15,000 Lived in the property for 1 year.Knocked down living room wall, replaced Hvac, floors and gutted and remodeled the kitchen, attic insulation, converted the living room and the dining area into rooms.

Also, Fannie/Freddie will only finance 75% of the value of your duplex once it is considered an investment property. 

Quote from @Henry Lazerow:My guess is most of the deals selling go to newbies who have no idea what a rehab really costs or that once you open the walls the costs often go up 10's of thousands so you need a solid margin to make money. 

It is used for the resale of residential properties that are either a single family home, a duplex, a tri-plex or a four-plex.

You can somewhat squeeze some cash flow out of duplexes in the area.

., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

Single homes, duplexes and multi-family property is what I'm looking for.