I would spend the $20,000 and have them spec out the site and also do a cost estimate. 

If so, roughly what are you spending per sqft? 

@Chris Lin,Thank you very much for spending time with me on the phone last night. 

We have well over 100 Five Star Google reviews.

This is where I spend most of my time. 

The learning curve for plumbing is a nightmare, you'll spend a lot of trips to the store and get frustrated starting over constantly. 

I end up spending 20k more than I expected.

You need to review your lease. tenant may be responsible for interior, but common areas and building facade should be LL.what is the current rate?

A single family could ultimately be a lower price point for you but depending on how much money you have available to spend on the purchase and any repairs/maintenance, either one could work.Have you found any SF or duplexes that catch your eye or know how much money you have to spend?

I hope more investors come on and give honest reviews so others can be spared from the worst experience I've had in many years.what is your attorney doing?