Anyways long story short I ended up getting it for $472500Here are the numbers:Master BR = saving $1200 a month in rent (+1200)BR # 2 = rented to a good friend for $1200 a monthBR # 3 = $900 a monthBR # 4 = game room to keep good friend happy (he has a full sized pump machine that takes sup most of the room, and garage access, hence his high rent).Mortgage was standard 30 year fixed but was only for $443k not the $472500, had to come up with the extra difference due to appraisal.$1666 mortgage + 300 HOA ( includes water which is major expense) + $150 other utilities I pay = $2150Property tax is cancelled out by all the tax savings from the mortgage interest basically. 

I like to think of an example from the book "Influence: The Psychology of Persuasion" in which studies showed people were substantially more likely to let you cut them in line for a copying machine purely by using the word "because" in your request, even if the actual reason made no sense.

Seller Participation You may be able to acquire real estate with your future profits, and no time machine is necessary!

Using your stubby pencil - calculate gross income from all income sources - rents - laundry - soda machines, etc.

She set up a washing machine to the pipes in the kitchen.

There is a machine that injects a plastic liner inside the old pipe.

Some of the greatest transaction I purchased at Live Out-Cry auction - Pre-Auction and Post Auction.Really fast forward the time machine by 40 years - now owner of just under 100 units (houses and commercial) owner of an auction company - auctioneer and full time mentor, a real estate school and now a commercial property developer - I will be celebrating my 75th birthday January 16 and have not slowed down - inventing new concepts to make my investing work better.

In a podcast the other day, I heard about an investor who repurposed his laundry room into a communal area, transferred water costs to the tenants, installed hookups in all units, and gave them the option to lease a washing machine and dryer for ~$35/month.

In my family, my brother is the only person who has gotten a college degree, I went and got a trade instead- I love precision machining!

Best of luck with the duplexes, those are great cash flow machines!