Today in Oakland, and state wide, there is protests to repel Costa Hawkins law.   

He needed to replace the plank and it did cost a few dollars more.

We recently built a house in Mt Adams with a lot cost as low as 13% of the overall value, however, the cost to build was higher due to the hillside.  

He tells me he was talking to someone he met at a real estate investment event and was told that mentors can cost a nice amount of money.

You might be able to find a portfolio lender too, it might cost a little more.

If you buy 60 houses that cost a little over 8K each that sounds like you just bought a full time job. 

@Jim Costa I like your numbers better than mine.My view:Trash - How do you only spend $50 on trash every month?  

During that time we started to think if we go thru with this house were not going to be able to continue to invest because it will cost a lot more at this new house for a mortgage then the house were at right now.

You've received a lot of good responses so far, but one thing I don't think I've seen mentioned is that the transactional cost per property can be much higher with commercial because appraisals, etc. all tend to cost a lot more in the commercial world.You may also find a lack of interested lenders if you're looking at smaller dollar number properties.

Here are my thoughts:Pros1) High ROI 2) Less issues with vacancy once stabilizedCons1) Higher turnover, they are considered a lower end property it seems, most rentals are SFH's2) Bigger repairs may creep up since they're mostly older propertiesRough numbers I'm seeing for these kinds of duplexes:Purchase Price: $60K-$70KGross Rental Income: $1100 - $1300 per monthTaxes: $1-2K per yearRemodel costs: ~$20K-$30K (guessing here, these tend to not cost as much in Indy from what I hear)I'll be back in Indy next week to keep visiting neighborhoods and looking at properties and hopefully get my first rental while I'm there.I'd love to hear from other duplex owners in the area on their thoughts and whether they believe these numbers are realistic?