Sweet @Lisa Thoele !

In regards to the terms, I received a 30 year fixed mortgage with a 4.4% interest rate, at the time I got approved I was at solid 690- 700 credit score but my credit has grown since then.The home warranty is about $960-$1,100 annually which averages to about $83-$85 monthly, and covers just about everything in BOTH UNITS, the sweet part is my realtor fought for it to be paid at the closing by the seller, so I ended up getting the first year essentially for free.

But I think this is a sweet rental.

Sweet, that's a good buy and hold in LA!

You want your place to look inviting, well-kept up, lawn well groomed, shrubs taken care of and looking sweet and neat.

whether it be gas, marketing etc..Like it said above.. all this no money down stuff depends on your finding a deal sweet enough that someone else will lend you their $ to run with it... 

Had to sweet-talk the local township inspector to give a CO, but the bank didn't care (or even seem to acknowledge)

To hit a cap rate of 15%, which I would consider a sweet duplex deal, that NOI would have to be at $10,350.

What is the sweet spot for monthly rental in this area, would like to maximize rent/month and have tenant there for 12 months or more?

Take 3-4 weeks to close on a loan, 1-3 weeks to rehab and have it ready to lease or rent puts you right in that Feb-May or June sweet spot.