For clarification, I’ve been given the unofficial (just not on paper) agreement to purchase the duplex off market from the seller.

I want to only stick with unregulated commercial paper.. more my speed.

This should have been cured with a towel if noticed right away. 

A paper map.

I think 25k to furnish, stage and stock with essentials (linens, towels, kitchen, etc.)

Quote from @Gabe Walters: Sit down with a pen and paper to calculate your actual losses, then see which one hits harder.

On paper cap rate looks good and I've heard there's a hot rental market, but not sure about in practice and what quality of tenants we could expect.  

@Gulliver R. you may be including in supplies, but this category can include coffee, other beverages, condiments, paper towels, toilet paper, garbage bags, etc.

What was supposed to cash flow on paper isn't my reality - my suggestion is don't buy Class C inexpensive properties OOS (best left to locals). 

those OOS numbers look great on paper... but this can happen:https://www.biggerpockets.com/forums/963/topics/1195280-expe...https://www.biggerpockets.com/forums/48/topics/1193623-rent-...i want to be clear - i'm not saying OOS is not possible, or a bad idea.