Practices are way off, the investor is correct, it is not industry standard, collecting 50% puts me on a red flag, if a sub asks me for 50% down, it takes me 5 seconds to block their number.

You may have already used this resource, since you've already been around the block. 

Places such as Kensington can really be block by block but although there are certain blocks that are slightly more attractive in Port Richmond, the main attribute driving the pricing there is the proximity to Fishtown.

Both can have finished or unfinished floors; both can have a post and beam support system, block walls, or traditional box framing.

It currently rents for $850, which is under market for this neighborhood (market is probably $950).With taxes, insurance, debt service, management expenses, 10% for maintenance, 10% for capital expenditures, and 10% figured in for vacancy, I'm calculating a current cash flow of $90 / month based on the $850 rent.I know that's not stellar, but here's why I like it:The neighborhood is one of those neighborhoods I really believe in -- it is minutes to downtown, and central to major redevelopment and transit projects in my city (Atlanta), and it may just be one of these hot neighborhoods that becomes one of the great places to live.Right now, this is the cheapest on-market property in the neighborhood -- the closest comps are in the 85-95K range, and several flips (not comps, but nicer houses on the same block) have sold in the $200K range in the past month.

I am not sure if a concrete guy will do a retaining wall assuming you want the retaining wall blocks. 

Ok here's a property I am thinking of submitting an offer on:1-sf block home 1630sq ft pristine condition(owner occupied) potential rent $13002- duplexes 4 units total 2/1 each rents are $675,$750,$750,850.

Im live in Indianapolis and word on the block is that its a great cashflow market, Im thinking to buy and hold but I'd probably need property management.

I'm about a block away from Solano so hopefully the (potential) rent would cover my expenses...especially the property tax!

The investors we support typically are buying 3/2 or 2/2 block homes with no pool (for liability reasons).These are HUD houses, and usually only need a light to medium rehab.In the area you described, the rental market is strong, just make sure you have a good screening process.