Pure rental activity is considered to be passive by the IRS.

@Bart Hedgcock I was purely speculating empty land.

@Jessica Hamilton No, that is the joy of cost segregation paired with a 1031 exchange - continuing to defer taxes!

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.  

They are probably telling 10 other landlords the same great feedback as me and then deciding to not follow up.Ill put less stock into the words they say until they submit an app and sign a lease....Yep, the joys of landlording. 

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