Really your reply is the kind of thing that has made Bigger Pockets so valuable for people like me with more limited access to a broad range of more experienced professionals.

There are several objectives on this investment:  A. 

Most are single families in the $1.5-$2M range, so we new that a duplex would be would have a much higher ARV than other duplexes in the area.

Following the shiny object, throwing money at a market you don't know well, and blindly trusting strangers that have a clear profit motive put you in a poor position to succeed regardless of where you choose to invest.

The cost of a cost segregation study varies but typically ranges between $1,000-$15,000.

Other properties in that area of similar size and vintage in good condition have sold in the low $200s and rent in the $1600-$1800 range.  

For lower value flips, 200 - 300k, we stick to that range as the projected profits doesn’t have much room for an inevitable rehab oh-$hit.

I have a 2BR on the front range in CO and half of the time it is just parents and few kids. 

You’re going to get a range of responses and it’s not that number that should matter to you, but the background behind it.

We know this because starts are in the 240,000 unit range, and construction is a pipeline that takes time.