I always run the numbers as a LTR to be safe. 500k is steep for a duplex but it all depends on what each side will rent for.

It is all about relationships, unless you want to create ads but to raise money I would say you would need to spend min. $5-$10k per month in ads and expect it to take 3-4 months before seeing any results.

(Net sales proceeds after all costs (PS. loan payoffs are considered proceeds.) minus purchase price is your taxable net gain.

Quote from @Nick Am: Hi All, I have 2 multifamily rental units that I entirely self-manage.

Quote from @Don Bessette: I have a 30 plus year tenant that can not keep up with maintaining their unit, it is filthy inside and in desperate need of renovation, all systems are in good repair and I respond very quickly when issues are brought to my attention.It is also well below market rent, and they struggle to pay the current rate.Looking for suggestions on how to gently proceed with the notification to move. 

'I came to the area about 1 year ago and certainly the growth, the incomes, the diversity, all the good stuff was apparent.

The property now cash flows $4,550/mo after all bills are paid.

Raise all $1.6 million at the outset, but call for the capital in stages.

It seems like Southern California does not have this problem at all, there are many markets that just work.

Your total project cost is only ~ $143k. 3c) Your interest rate is probably going to be in the low to mid 7s, at least4) All states/areas are different, but I usually see with my CFO clients that their property taxes are higher than their insurance, with taxes often 1.5x higher than insurance.5) Lastly, I saw PM fee of 8%, are you paying someone else to manage this?