I was told they flat out said no and the student was pissed.

Ultimately your bet in keeping it is that expenses (hoa fees) stay flat and you see higher appreciation (especially in rent prices) over the next several years.

As is price point.. this will give you a better long term outcome.if you buy way under median your getting into renter dominated neighborhoods and schools for sure will be bottom ranked.. instead of going East have you considered Vegas.. lowest prop tax's basically in the country. no big weather issues  desert landscape super simple to take care of.. and Stucco homes with tile roofs no big thunder and wind storms to ruin roofs etc etc.. you can buy nice rental house there is a solid B location for about 300k. just worth checking out if you never have..

Hey Kris, Reach out through pm so you can send me all the details through email to see if I can help.Do you know the age of the mechanicals and the roof? 

Simply because there are more units and something like a basic roof replacement can be significantly more expensive as compared to a duplex.

I knew few flat-list broker that only 3 agents and charging 9k flat only to sell.

So in the case of buying a duplex for $500k and it needed a roof for $25k, you could still get a $25k credit even though this exceeds the value of closing costs?

Since when did having a roof over your head become an option??

Those properties never made sense the day they bought them and debt service could not be covered by the rental income (if any).(2) this is the flat (linear) Memphis market and in neighborhoods where there is virtually no appreciation or depreciation.  

I have big items backing up now like a garage roof tarped I can't afford to reshingle, a back fence falling apart at my own home, leaning trees that need taken out....