We are looking for a duplex (I like the idea of 2xs the income with only 1 morg pmt) no more than 180k, or condo.

No more for me.

I had a heart-to-heart with the contractor and made it clear what our expectations were and no more money (he was asking for a second payment of a three payment contract) would come his way.

Rehab should cost no more than 15k (realistically it might even cost less than 7k depending on what I decide to do with it and how much I'll do myself.More importantly I am not using any of my own money.  

The city has a no more than 4 unrelated tenants muni code, but they issued a permit and tax the duplexes as 10 bedroom (5 to a side) they say that is ok because a family could live there.

From reading Millionaire Next Door awhile back, the author recommended total mortgage debt to be no more than double your annual income (pre-tax).I was close to this when purchasing our first home a couple of years ago.

I just always disclose upfront there is a broker fee no less than 1/2  and no more than 1 full installment of rent.As for commercial I am not sure.

SF under 250k are like bitcoin; we have only what we have, no more supply is created.

Taxes are $596/yr and insurance is $450/yr ....... which totals  $87/monthThe house would rent easily for $575/month, but no more than $600/monthI have houses in this area.

Should be no more than a couple hours of work required.2) It crashes after ~5 minutes of browsing forums.