They have all left this person with a heart of gold beaten and bloodied and broken, I despise this business, really. 

Assuming that you have included all of your costs (land+build+holding+sale) in your numbers, $30-40K is not a screaming deal, but may be do able.  

And these are not usually super enforced, I mean, if you bought a duplex or four plex with an empty unit and then after closing you filled it, then waited a few months before taking one of the other units, I don't think anyone is going to be screaming up and down about that while you finish your tour. 

Not going to go into bloody details. 

Asking others what general numbers they think it will be will just be a guess and ultimately, a shot in the dark for you.I'm not trying to be rude here, just want to scream out loud how important it is to actually learn how to evaluate the actual numbers by what will become simple systems to you once implemented and practiced.

Real estate's life and blood is getting the funds needed positioned and ready for when a good opportunity comes along. 

Unless the numbers scream to flip (which I haven't done as of yet).I will gladly send some contacts I have via message.

When I’m in the market to buy property, and actively buying property and paying market prices, I’ll come across one every once in a while I’ll identify as a screaming bargain and be able to successfully conclude the purchase.

I hate dealing with Daddy who starts screaming over the phone and cussing us out because the daughter lied to him about some non-sense.

. :)One of the loudest guests I've had was a young couple with a toddler-the child screamed constantly and banged pots/pans!