$220 Vacancy/minor repairs/maintenance                    $220 a month for water/sewer/trash/landscape/snow (actual should be way less)                     $1000 debt serviceNET loss of $160 a month      The cash flow is terrible of course, but that is mainly from the outsized taxes which was from what I can tell from tax records an extra school levy, total taxes for 2016 were  $2341 on same valuation.

I reckon there's ALREADY a Duplex where you want to live, BUT, it's in TERRIBLE condition, so the Seller would sell it at a severe discount (say, $350k) to avoid those rehab costs, and their circumstances are such that it doesn't matter to them about the Buyer potentially being able to turn it into a $600k Duplex once rehabbed.I reckon: Look for your forever home (but one in pre-rehab condition) - NOW!

The rehabber, was terrible, and the property manager ran the place into the ground, but it was all because I was far enough away that I didn't check on things in person or hire a 3rd party to regularly check on things.BE VERY CAUTIOUS IF YOU DO OUT OF STATE TURNKEY INVESTING.

The cheapest quads have only a roughly 6-8% CAP rate, and in terrible neighborhoods. 

Terrible heat wave here in SoCal.

This is most likely higher than it will cost, as a good plumber will be in and out with that in less than a day, and his parts and material wouldn't be terribly expensive.

Man, what a terrible time to find out my forum notifications weren't set up correctly.

The rent to value ratio is .07, so although it's not terrible, it's not hitting the 1% rule either.

Or, terrible idea?

50/50 split is terrible!!