This also protects my downside risk because I could very easily lower my rents if I had to in a market downturn and compete vs. being forced to sell because of losing money. 

When building my home, I could easily have added $1M to the price tag by just using concrete and steel.  

You'll gain valuable insights into evaluating deals, financing, and managing properties.Local NetworkingPlug into local investor meetups in your area, the Pensacola area should have tons of groups.

If it was easy to take $1k and turn it into $10k easily with minimal work and sacrifice like the guru's say, then we would be the richest country in the world.  

Fourplexes in Georgetown today easily top $600,000+. 

It’s located in Midwest City Oklahoma, rent for this house works easily be $850/month.

So your $250 per push on a 10 inch snow storm could easily be $2000 for both buildings .

I am also curious how folks are dealing with appraisals as appraisers don't view these properties as duplexes and I've heard of investors having issues with cash out refinances not hitting their target values where had the home been designated a duplex (lets say in a two detached property scenario) it would have easily appraised in their target value. 

Quote from @Tayvion Payton: Hey everyone,I'm evaluating a multi-family deal and could really use your insight.

That seems like a way too low evaluation.