Had someone in mind who I thought would be great but he wants to add fees that I feel are unfair including $200 admin fee (on top of credit report fees) and mandatory 41.45 monthly for enrollment in their program which includes rental insurance and hvac filters, identity ins, and a few other little things.I've managed to keep costs pretty low for my tenants but realize I've been cheating myself. one is buying. 

The thing that would deter me from this location is a background rate of appreciation of 3.12% and low school ratings.

Hi @Briley RoeNice to hear that you made the first step in investing.Looking at the deals, I would need more information, but per the data that you have, the Cap Rate is within a good acceptable amount.Cash on cash is low, but depending on the area that you are the appreciation will catch up.

There are builders that are offering really low rates.

I also have a building though in a low income suburb and that place is 10x the work and I kind of want to find a manager for it.

You are correct in your assumption that it will impact how low they can go on the down payment, though, b/c commissions will need to be paid out of closing costs. 

My thought is to use a HELOC for the down payment on a new property (20% down), then once I acquire it, do a cash-out refinance to pay off the HELOC while keeping my original low rate intact.

Xeriscaping (low-water landscaping) is increasingly mandated in many HOAs, and buyers are scrutinizing water-hungry features like traditional lawns.Rising Construction CostsMaterial costs have fluctuated significantly, and labor remains tight in the Phoenix construction market.

With $15k from your business and your living costs covered, this could be the cushion you need as a new dad.What do you think—stick with the duplex plan and flip later, or maybe explore a low-stress investment with us?

I bought a small pool of 4 loans for around $25k total, they were low balanced loans with in different situations (BK, FC and performing).