It sounds simple but lot of work is involved.

When I’d reach out, I would simply say something simple like “I'm looking for fixer-upper houses and can buy it off market for an on market price.

KISS - Keep it Simple...The more complex an investment does not make it better.

I asked a simple question.

Hello Mary, without knowing much more you could structure a simple partnership or hold this property in an LLC which can be divided up as you see fit.

I found that most of recommendations to buy a duplex emphasis on positive cashflow or match with simple 1% rule to start with.

Flooring can be a basic vinyl or even a DIY job using peel & stick flooring.Expensive materials is more risk for the landlord because when they get damaged there is more likelihood you will lose money on the deal because collecting damages exceeding deposits if difficult.

An offer as simple as "I'll pay you $1,500 per month for 360 months" is a legitimate offer.

So now the client has spent more money by being cheep or thinking they can DIY it themselves.

Keep it simple.