Let me know via PM if you would like his contact info (moderation wouldn't allow me to post it here).Duplex price per square is generally better value than SFH, but it really depends on what your long-term strategy is with the property.

All else held equal they would take higher cap rate over lower cap rate, but they understand that moderate cashflow with strong long-term capital gains is very desirable because they can shelter the vast majority of their gain from ever being taxed.

Here is cross reference between landlord friendly states and their associated property taxes :)LANDLORD FRIENDLY X LOW TAXESWESTIdahoWyomingColoradoArizonaUtah (moderately friendly)New Mexico (moderately friendly)MIDWESTSOUTHWest VirginiaAlabamaLouisianaSouth CarolinaArkansasMississippiTennessee (moderately friendly)NORTHEASTLANDLORD FRIENDLY X MODERATE TAXESWESTMontanaAlaskaMIDWESTIndianaOklahomaMissouriNorth DakotaSouth DakotaSOUTHKentuckyNorth CarolinaFloridaGeorgiaVirginia (moderately friendly)NORTHEASTLANDLORD FRIENDLY X HIGH TAXESWESTMIDWESTOhioMichiganIowa (moderately friendly)Wisconsin (moderately friendly)Illinois (Chicago is tenant friendly)SOUTHTexasNORTHEASTPennsylvaniaNew Hampshire (moderately friendly)

We know the old measure of 2 quarters of negative GPD, but really...I did some moderate belt-tightening the past 6'ish months, as did most others I know.

Property Type: LTR opportunity (SFH, Small multi-family (4 units or less), condominium)Location: Atlanta macro market, micro markets of: within a one hour drive of 30265 zip codeCondition: Light/moderate rehab to turnkeyPrice range: $250,000 - $450,000Profitability: Cap rate: 6%, Cash flow: $200, CoC: 10%Goal: Value add, buy, and hold rental propertyCriteria: no abatements, no foundation issuesAdditional: Class D property in a Class C/B neighborhoodFinancing: Focusing on subject to, and seller financing for now.

She is always intoxicated ( alcohol for what I smell ) , the condo inside stinks, she has numerous animals and it is full of roaches, food all over the place, electric cables coming out of the wall and it smells like something is putrified in there.

Hopefully great ROI, but could result in some loss of investment.CDs safe and not liquid, but low return.Stocks moderate risk, pretty good historic returns (S&P 500 lifetime return approaches 10%).  

.$400 for backsplash tile in a moderate kitchen. $600 for labor..$3000 for all appliances.$4K - 7K for cabinets.

Home values are moderating, so it will mean being even more conservative on numbers.

A moderate amount is desired.