Hello and thanks for your help i am looking at 2 due plex in Georgia they are selling for 59K for both not each 59K total i am going to put down 8K owner if holding the loan at 8.5% for 8 years i have called a property management and they say i should be able to rent the 2 bd 1 bth for 400 a month(they are all 2bd 1 bath total of 4) that would be 1600 a month 2 are already rented at 400 and 300 this one seller is going to move up at end of lease i am thinking these are the numbers rent 1600 minus 160 management minus 68 ins minud 700 mortgage payment minus 71 second loan on the home minus 100 taxes minus 100 maintinance and repairs that should leave 401 for me is this a deal what else should i do before moving forward i am in California

The money turns into a security deposit, which they would most likely get back at end of lease. 

I own a duplex that I'm house hacking, making repairs in my unit and bringing it more up to date. My tenant's unit is very much so in need of some in depth repairs, one of them being the wood floors need to be re-fini...

We have some refurb to do once it closes at end of month.

They often think that an option to buy would be cheaper.My terms:Lease with option to buy, not rent to own.10% option of agreed upon price.1/2 option paid upfront, 1/2 added to current rent price spread out over 2-3 years.All option fees paid is non-refundable (credited as down payment if it goes to sale)If tenant fails to exercise option at end of option period, all money is forfeit.Historically, I've heard statistics that these option to buy situations almost never make it to closing. 

And, don't forget the new people they hire will start with a much lower total compensation package and when the time comes, they will let go those people that started with a fat Bay Area salary.I don't disagree with you that a lot people will move out of Bay Area, but at end of day, people like SF Bay Area/New York, they will always be the hubs of the world at least in next 50 years.

The upstairs unit is in good shape with a little cleaning, but downstairs a previous tenant clearly had a cat with a tendency to spray in the house. 

I am looking for some credit repair company's.What I am trying to do is that I put a person in one of my houses with a lease with and option and at end of the lease they should have a high enough credit score. 

Say $100k property, $25k down payment, appreciation first year is 3.5%, so at end of first year property has increased in equity $3500. $25k/$3500 = 14%.

On an 18-month loan this creates an APR of around 2% (assuming minimum payments then balloon payment at end), although they tell you it's 0%.