You will need to allocate the total purchase price between the real estate and the business assets.

I am buying a duplex about 80k under what it will appraise for.

If you are buying from HUD, you will be contractually obligated to occupy the home for 12 months.

If you do find a PMC willing to do this, expect to pay quite a bit more for all the extra hassles!

You can contribute by finding deals or managing properties in exchange for a share of the profits.Lease Options: Control properties without owning them by renting with an option to buy, and potentially sublease for profit.Owner Financing: Buy properties directly from sellers willing to finance, bypassing traditional lenders and often requiring less upfront money.REIGs: Join real estate investment groups to pool funds with others for property investments.For a more hands-off approach, investing in turnkey properties in growing markets with minimal upfront investment would be ideal (like in the Southeast and Midwest of the country).

in a stick frame market and one of the cheapest markets to build we build with margin at $190 or so a square foot. that will go up over time about 5% or 10% a year to keep up with new build price increases. we are buidling a 3 story walk up and source some of the lowest priced crews.

House hacking, if you will. 

If you scour Craigslist, FB Marketplace or OfferUP, you will find some amazing deals on quality USA made furniture for pennies on the dollar.

Find me a simple cosmetic rehab that will take about 3 months and I'm happy!

As @Tom S.eluded, I wouldn't be surprised if there are major issues to be uncovered.In addition to construction costs, there will be additional filing fees and architect/engineer expenses.I'd be happy to recommend a contractor, shooting you a DM now.Best,Abel