My first thought was to give a somewhat low-ball cash offer around 27K. 

Once you got there you can ask yourself how likely it is to get such an appreciation.The tricky thing is, nobody has a crystal ball.

I'm just trying to get a supremely Ball Park rehab figure for the City of Buffalo for a Rehabbed Duplex.It's actually in really good shape, so no real demo. 

I would only do this if you know your price points are at least in same the ball-park. 

There are too many bad investors who waste the time of a Realtor by asking him or her to submit low-ball offers in the hopes that the "Spray & Pray" method of buying will work.

Can you suggest a pm company or agent I could talk to to get a feel for the area and get the ball rolling if you will. 

Using that formula, I find that around the Troy area I see 8 caps with 1.4 price to rent ratios and in the ball park of 13-15 cash on cash.

@Bill Hampton hey bill,Thank you for all this, this will really help me get the ball rolling.

Could you do a 30 year fixed or does it have to be hard money or even cash.I’m saving money but I would like to do a cheap out of state deal first to get the ball rolling.Thanks!

I have done everything from sheet-rock to hardwood floors to roofing and plan to fix my first properties myself with the help of my brothers until I get the ball rolling and can afford to hire contractors.