I currently own 10 doors, and always looking for more, when the deal makes sense.  

Sub2 needs to be viewed like Hard Money.

Here are some practical steps and strategies to consider:## Single Family and Small Multifamily HomesWhen looking at single-family and small multifamily homes in northern Illinois and southern Wisconsin, make sure to analyze the local market trends, rental yields, and property appreciation rates.

There are quite a number of things that can make utilizing an FHA loan more difficult such as more barriers during appraisal, appearance of low qualification/little cash, typically longer closing period, likely higher interest rate, and PMI cannot be dropped without a refinance if 3.5% down.That said, just chain 5% down conventional loans, and make sure your duplexes pay for themselves.  

I don't see that happening any time soon based on your 2022 to now trajectory, but you do want to find a way to make it profitable.

You just have to be careful because some sales agents will just advise you to over improve the property because it makes their job easier.

Making contact for the first time here on BP.

But enough to make to do all the cosmetics along with a few major items like HVAC, appliances, etc.

I don't think its as easy as people make it out to be. 

Feel free to shoot me a call or text and I can get your criteria and make sure I keep you looped in on anything I come across.