If so, I know how you feel being geographically separated but wanting to get moving...I was the same way in Korea in Kuwait ; )Anyways, IMO you can look at this two ways...you can go small or big, but you have to ask yourself if you want a big cut of a small deal or a small cut of a big deal.

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You should also be planning for costs to evict a tenant based on your description, in addition to the upgrades outlined by your home inspector. 

We're looking at side-by-side or up/down duplexes that are 1500-2000 square feet per side with 3 bedrooms and 2-3 bathrooms per side.Does anybody on here own a duplex that fits this description?

(Says upside in description) Call up the county or  and ask them if a sale if a sale would trigger a re-assessment.

Is your preferred geographic market expanding or contracting?

The envelope will contain half a dozen descriptive flyers for my houses, business cards, and several nice metal pens that say "Furnished houses in Coffeyville Kansas.

If for a example there were unpaid taxes, unreleased liens against the property or problems with the legal description of title, this will ensure protection for any claims or legal fees that arise should you run into these problems.

MLS/Realtor.com description?

If they don't charge points then the Hard Money Lender will get paid in other ways - usually in loan fees of various descriptions and and interest rates.