Here's one that may be of interest to you, because it too was dealing with a duplex, a bit more pricey than you're asking about:- https://www.biggerpockets.com/forums/48/topics/356...Whether any of the OP's "guesses" there were/are accurate or not I couldn't say, but you'll notice that it was VERY easy for me to find some SOLD (practice) comps - which is a also vital factor to delve into closely.

Your team will be vital in obtaining financing as well as the performance of the property. 

Was vital to me getting into the industry.

Are there any modifications to the written lease?

Ask for a modification of my lease to switch to monthly and find a place to live/house hack.

Most people commenting about how vital purchase price is, are thinking in terms of normal real estate transactions. 

Memphis is a market that provides: stabilitycash flowappreciationThese things are vital when you are looking for a market to invest in.

Municipality shot down a keen tenant, too much modification no occupancy permit for you!

Depending on your goals, your situation the building, and the amount of leverage against the property you might want to consider refinancing the property, a loan modification or a short sale.

Something else is to speak with wholesalers, possibly find a mentor, learn vital skills to complete wholesale deals and use that as a way to build up your cash flow.