I paid tax on it and mowed it about every 5 years so maybe put 10k into over the years.. deductive reasoning suggested city does not build and full blown interchange to go to nowhere. 

Even at $2200 I don't expect to get a positive cash flow for the first year, but that's okay as long as I rent it out and learn from my mistakes for my next investments.

Read my book, Brandon's book, or Every Landlord's Legal Guide by NOLO and learn how to proactively manage your property well. 

Definitely a very expensive lesson learned, need recommendations for a reasonable priced, good contractor please?

You might consider: Consulting a Real Estate Attorney – Your emails may possibly prove misrepresentation.Requesting Public Records – A FOIA request might reveal why the city denied you but later approved the duplex.Escalating to City Officials – Bringing this to local officials could expose inconsistencies.Exploring Tax Write-Offs – A CPA might help offset your financial loss, if it is possible.I’d definitely seek legal advice.

could be just like a regular deal, but if you're up for pitching, presenting and educating a seller on the tax and other advantages of seller financing, you just might turn it into a seller finance deal.

Consult your local CPA to calculate accurately and minimize your tax liability.

All-In Costs & Profitability-ARV: $450K-Purchase Price (financed): $170K-Repairs: $150K-Holding Costs & Financing: ~$20K–$30K (insurance, taxes, utilities, interest, etc.)

That said, here is what I've learned.1.

On top of that you have lower taxes, insurance and a lack of HOA's.