@Jamison HaussmanOK, so here's what I know about the market in Honolulu...a big fat nothing.I suspect that's sadly among the more insightful responses you're likely to get in this thread.

When we went to view the property, there were 4 other homes still undergoing renovations after the flood, so that may be why retail buyers aren’t looking to buy (yet) and numbers don't work for investors. 

But the hardest thing to do is sell to an end buyer/occupant, even at a fat discount, when there are still updates to be made -- hell, you are an RE agent, I don't need to tell you.So maybe find a local rehabber that has some crews he needs to put to work for 3-4 weeks and price it out. 

Sounds like a big fat mess! 

It's a duplex, so one side will be rented while the other side is undergoing rehab.

Yes, there's broke college girls on there looking for a guy to pay her regularly, but, there are also business women, doctors, etc, who also realize the need to trim the fat.

There are a lot of rough, seedy areas and then there are some pockets that are undergoing gentrification and are on the rise.

That's lower end entry...there is a wide range in Denton and there are opportunities, depending on your risk tolerance to look at higher end...in Denton County we are still undergoing strong expansion and are seeing spill over of development around the top of the lake. 

Lost 8 pounds of fat and only 1 pound of lean body mass in the process.

Or maybe after a few years you decide one or two are just your "problem child" and you want to sell them to reduce your headaches by trimming the fat.