@Ryan Marble I concur with the earlier comments, but would also ask if you know any of the costs/values.

I want to go the buy-and-hold route, and I am interested in finding a duplex that will provide a steady cash flow, a high appreciation value and does not need renovations.

The Highway 64 property presented a great opportunity due to its low acquisition cost and potential for substantial value increase.

Most values for this metric on this site are like 0.70% (Watertown NY for example). 

It will be about 3% of tax value which is the sale price in a recent sale.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Once I found a super reliable and thorough cleaning crew, I made sure I let them know I value their services.

The mortgage guy told me the other house would be treated as an ADU and give me no real value towards the value of my future mortgage.Not sure if that helps much?

Current “As Is” Value: $625K.

Issues 1) even garage conversion ADUs in single family zoned areas typically cost more to build than the value that they add.