M.undefined I wanted to comment on how much I like your insight into the market and the graphs you assemble to show your point. 

I have so much to learn but have assembled a team with a real estate accountant, attorney & property manager so when the right deal presents I am [ somewhat ] ready.Theory is great, due diligence even better, but  I have learned the most in the real estate world by just jumping in a doing...

The sad thing is that some of these properties cannot be replaced on the small lots because of the modern codes and set backs and they can't e assembled with adjoining properties. 

@Jeff Jenkins  - in French there is a distinction between education and instruction: the first you receive at home (home including your neighbourhood / society), the second being what you receive in school.In both your country and mine, the school system - post secondary included - has, more-or-less, morphed into an assembly line to turn out cogs and consumers.  

I am new to real estate but my wife and I do have some experience with GIS mapping programs and with the help of a couple of friends I have assembled a list of over 65,000 flooded homes in Houston.

Construction jobs can be temporary, versus building a $50M assembly factory, assumes a long-term investment.

Where this is an over/under duplex the ceiling / floor assembly between the two units will need to be fire rated - here that translates into voids filled with fire-rated insulation such as Roxul Safe-n-Sound, resilient channel across the joists and 5/8" fire rated drywall (or the 1/2" dense core fire rated which is super expensive).  

I have had luck with Lily Ann Cabinets (RTA and assembled), RTA Cabinet Store (RTA), and JSI brand through cabinet companies.

If so, that is exponentially more challenging than staying local and will require a great deal of dedicated time to mitigate the high risk: researching sub-markets and neighborhoods in your target area, visiting the area (probably more than once) before buying, interviewing PMs, assembling team in your target market, connecting with local investors (joining the local REAI is a good start), and building processes to monitor everything effectively from a long distance (which might require instructing your PM to customize the information they provide to you).You are really going to need a very trustworthy associate in your target market to make sure you don't get screwed over, especially on the rehab.

I have also noticed that the RTA (Ready To Assemble) Store has excellent pricing as well.