We have a nice little gem in this area with multiple properties at affordable prices that can cash flow.

Would have been a great excuse to move back.There a few more gems like that left in Hermosa but not many and they go fast.

Now go look for the hidden gems and the mis-stated expenses and determine the real price.

The lake side of Jefferson is a hidden gem!!

But the land was a perfectly dividable rectangle with even fro have wider than depth.I didn't realize what a rare gem I had found at  the time

So my question is when putting in offers on the MLS is it unreasonable to ask an agent to lowball offers on properties based on what I would cashflow for, or do I need to just keep looking for that gem that pops up with an asking price that works with the numbers.

Used to be a hidden gem until last several years. 4) any other ideas i may not know about?

Tampa is still an unknown gem compared to other bigger areas.

-KevinThe fact is, buying duplexes or small multi-family does NOT make sense in all markets.If the purchase prices and rents are in line with what you stated in your post, you only really have 3 options that make sense: 1) don't buy a duplex, 2) find that rare gem of a deal (say a 200k duplex for 100k), or 3) relocate to an area where it does make financial sense. 

Some of the reading can be dry but gems on creating win-win transactions with this group are spread throughout the book.