If it's too over your head then maybe you pass on the 10 days of depreciation and don't hire a CPA and either file nothing for it (other than HUD write-offs which I'm not sure exactly what's entailed as my CPA handles that.

And based on your assertion that there are not other duplex's in the area you have a similar issue (unless you look somewhere else).At this point I don't see any glaring issues to stop you from purchasing the property above.

Obviously this would entail removing the drywall or paneling on the ceiling, but if your paneling work is $1500, your fasteners and labor $500 and some extra support and labor $500, you might be looking at a feasible short to mid-range fix.

I met some nice and like-minded folks, but you need to be assertive to go up and talk to strangers.I've been to IRROC meetings and that is Brad's baby.

Your assertion that the original is needed is just plain wrong.  

I screen better, I care for the maintenance better and deal with people better too.True, I only have the one 6-plex, but it's 120 miles and 2hrs one way to get there and I STILL assert, I'm a better manager than any PM every day to doom's day.Must be true, as past tenants are still referring prospects to me.IMO, the idea that any tenant will suffice in filling a vacancy is doing harm to all parties. 

Also, when you say learn the neighborhoods, what does that entail and how would you advise going about doing that?

I was very assertive and said that although i appreciate the value it may bring, currently I'm not interested in education.  

The issue entails in that the apartments need work IMO.

Attributing the success you have had with digital marketing and subsequently asserting that lists do not work, is a classic example of misunderstanding 'correlation' and 'causation'.