But properties priced and marketed appropriately can still go under contract in a matter of days.

You decided to invest in a property in a low income market.

I am a contractor and we live in a great neighborhood so the house would be a great investment if we can purchase at the right price. as it sits the house is prob worth 100-150k.

Quote from @Jared Leggett: Quote from @Corey Conklin: I know that moving away from home isn't what anyone really wants to do but in your situation it would absolutely change your life, financially (and for the better) if you left.Again, I don't know your situation but I can tell you that a sanitation worker in a small town in Kansas (town of about 12,000 people) makes more money than you do living in NYC.

Here are title cost numbers from my last deal in Lake Oswego ($625k sales price):Title agent fee: $1100Owner's title policy: $1425Recording fee: $350MERS: $25There may be transfer taxes depending on what county the property is in, as well.Chris

The office space added represents a saving of $2500 a month I was going to pay in a lease for an offsite building for my expanding team and staff.

How many units are generally in a townhome development?

If people want an area to build with understanding day 1 may not cash flow but in 10 years you will be in a really good spot the area I believe is perfect for that.

In this completive market, it seems as though off-market deals is the only place to really find a "comfortable" position to be in (although completely aware that we are all in a risk filled area of investing). 

Hoping to place tenants on the first floor as close to move in as possible (1st floor unit is modern and doesn't need any work), then quickly make the repairs on the 1 bedroom unit to update and turn into a 2 bedroom and get that rented as soon as that is done.