Also, my experience has been that BPOs which are exterior only typically overstate value, especially on low value assets. 

Visit on off hours (one morning, then an evening, then late at night, then mid day, etc) and make sure all of the neighbors like you (bring cupcakes) and have your cell phone (magnets keep them handy).

Also when we were rewiring the electrical, when taking down the sheetrock we noticed that some of the exterior walls were not insulated (live in upstate NY, folks must have been freezing) So those were the unforeseen costs.

In addition to the lease previously signed on February ____, 2015, the Landlord and Tenants agree as follows:Tenants acknowledge the Texas Property Code may require a keyed dead bolt on each exterior door of the dwelling.

First off - I can buy one quality exterior mount unit that can serve both units in a duplex.

It needs electrical issues, interior, exterior, AC,new roof  etc.

The comps in the area state that this property should bring in at least 1100 per month.The exterior needs some maintenance, mostly cosmetic including minor water damage on trip boards and paint.

In your case, a special assessment such as "repainting exterior or replace roof" can easily wipe out your $30k gain. 

Then doubled it for the 2ND floor even though the 2nd is significantly  smaller than the first ie the exterior walls of 2nd is smaller than footprint than the first. 

Looking for some guidance.I presently own a duplex, purchased in 2006 (was my first RE investment) - when I purchased rents were $725, I've now got the rents to $895 per unit, so $1790 per moVacancy is low, however when a tenant moves out, I typically will have it vacant a month or two performing updgrades and maintenance, (have overhauled/lightly updated the bathrooms, paint, exterior doors etc)  Typically when I start advertising the vacancy I have it filled in a month with a good tenant.