Those types of properties are usually pure cash flow options.

So from a pure monthly payment standpoint: (duplex) 3,200 - 1,300 = 1,900 > 2,400 (single family)As you can probably see, this property isn't cash-flowing, let alone breaking even.

I was purely going off of some stats on the internet (https://www.city-data.com/crime/crime-Eastpointe-Michigan.ht...).

Also any suggested ARV promoted by a Wholeseller should be considered pure trash,

I can totally conceive of a profits interest here for pure services--e.g., the % you might pay to a property manager plus a few other incidentals.  

I'm a cash-flow investor not a speculator so this is purely academic

Now, Austin is now becoming California, but if you live here and are renting then you have better options as an owner occupant, than as a pure investor in Austin.If my Assumptions are fairly accurate, then listen up, if not disregard.Buying a new built house in Austin on limited funds, hoping to sell it in two years so that you can make a tax-free profit, is NOT A GOOD STRATEGY!

With STRs, you should be less leveraged due to the volatility in bookings especially in pure seasonal play one's.

Not a commercial because no one is getting paid. purely investors help investors. https://www.meetup.com/investing-in-texas-real-estate/events...

Then you would need to look at the pure cash flow play of what type of rents can you get and is your cash flow return adequate to make the deal worthwhile, even if the residual value isn't there in the short term.