Now I don’t know how that translates to selling an SFR.

SOOOOOO, this translates to a bit higher interest rates and terms that aren't quite as favorable as those offered above $1MM. 

https://wallethub.com/edu/fastest-growing-cities/7010/I’m sure many have seen this resource, but I’m curious to see how it translates to REI.

Probably not much reason to do that now given the casualty loss but I'll keep that advice in mind.Although a newly remodeled building up to current code has more value in my mind, I don't know if that translates to paper because both the bank and the appraiser said that the income approach will be used for the valuation, which means that being up-to-code won't manifest in the valuation unless it shows by our being able to demand more rent.

This translates into lower gross revenue and kicks off a downward spiral that is tough to stop without an injection of cash equity.

Ive almost always come out minimum 20-30% ahead and have great experience hunting for leads and making the offers I need to even if they are low, so again it's exciting to hear that this should all translate. 

@Ryan Turian, best I can tell duplexes are very difficult to make work as pure investment properties for 3 main reasons:There are only 2 units over which to spread the fixed cost (costs the same to mow the lawn at a duplex as it does a 4-plex)Duplexes are the most desirable to owner-occupiers (non-investors) so they tend to go for higher per-unit prices, but that doesn't necessarily translate into higher rents.Zoning laws mean duplexes are more likely to be in more desirable neighborhoods, increasing sales price and making them less likely to cashflow.For the analysis I've done, duplexes just don't make sense as a pure investment unless you get a smoking deal on the purchase price.I think focusing on 3 or 4-plexes, combined with BRRRR is a better way to go.With regards to your questions about CapEx, etc.: Yes, analyze the deal just like you weren't going to live there and see how the numbers work.

They are more craftsmen (especially in Eureka) than your big city throw it together folks, this also translates into longer rehabs and higher $$$ per sq ft. 4.

A text is more personal but still a lot can be lost in translation in a text.

You are right, economic turmoil of any kind translates into lost income to some extend, but let's break it down.