It's like a shower, you don't get bonus points for having done it, but you do get dinged if you don't.Heat and AC are things that you can conceivably raise the rent for (unless it's market standard that these are already included).

She's technically an out-of-town owner but not far from the city, so conceivably could commute into Philly occasionally for new tenant stuff.

That would be discrimination which is exactly why the ADA was originally conceived (and I'm no fan of what the ADA has become mind you..)All I'm saying is the ADA has a good amount of legalese and cross referencing.

You can have 9 of the 10 of them insured for value and one for replacement, or any other conceivable combination in between.  

My HELOC rate cap is around 14%, so it could conceivably more than double at some point over the next few years if the Fed gets even more aggressive... point being, definitely be familiar with your HELOC terms, and plan for the absolute worst with rates--given the inflation, the Fed will be raising rates for the foreseeable future, and it could get a lot worse before it gets better....If you have the stomach for it, more house hacking could provide the best returns, since you get to take advantage of owner-occupant mortgages...All the news from the front lines indicates that buyer demand has slowed SIGNIFICANTLY since the most recent rate hikes, and presumably we'll start seeing the effects of that on prices in the near future (in my area, it already seems like we're seeing more than normal price reductions) ...so, your calculations may look quite different in a couple months.

If you could bank on 100% occupancy, then duplex would provide you better returns ... especially since you could conceivable get 6-7 more for the same cost as the 80K 6-unit.However, one vacancy in the duplex is a 50% reduction in revenue (assumption that both units rent for the same amount) where one vacancy in the 6-unit is a 17% reduction in revenue (again, assuming all units rent for the same amount).

When I rehabbed the place I sealed every conceivable entry point, so far so good (5 yrs) regarding mice inside, BUT we did have a Bat get inside once ??? 

There is a TON of info on this forum covering everything conceivable.

I have spend a few weeks of 12 hour days exhausting all financing possibilities I can conceive of and find.I even emailed the city a moment ago asking them if they could take a municipal loan to help me acquire their "High Priority" industrial lot.

Final question, since this is a fourplex, and it is conceivable that an owner occupant could purchase this project, is that a consideration in your exit strategy?