By the way, challenging your first appraisal doesn't exclude you from ordering a second appraisal. 

Excluding land, office construction, pouring cement pads and asphalt for the drives.

(ie. legal costs, appraisals... etc; excluding regular housing expenses)I am very excited for this journey and meeting many talented investors! 

I feel like your numbers could exclude unexpected expenses that ALWAYS come up in a rehab.

The cash flow situation typically improves every year (great Recession excluded).Get a property no more than 15 minutes drive from SDSU. 

@Justin BoydYou are eligible to exclude $250,000 of gain(if not married) for the unit that you lived in.You will be responsible for reporting the gain as a result of the other unit that was sold.The math is a little bit easier if both duplexes are equal in size.You may be able to defer the tax on the rental side via 1031 exchange/QOF.

@Michael Haynes - issue is we’d be profiting $800k and I can only exclude $250k… Zero chance I’m paying that much capital gains tax for something I earned quite literally with my bare hands.I just got off the phone with 1031 intermediary and we might not be able to 1031 at all.  

FEMA 2.0 will exclude tsunami risk from the rates for a property that is 20 miles inland from the Pacific Ocean or in California ZIP codes 92647, 92648, and 92649.

The person who has higher resources (excluding government subsidy) would still be able to out bid the newer buyers who now entered the market.

If you leave the Rental Unit unoccupied at any time while Rent is due and unpaid, we may, at our option, take immediate possession of and exclude you from the Rental Unit, removing and storing at your expense all property found contained therein.8.