Also 3k for an add on room, That must be a big room . 200 per sq with materiel installed  is what you should pay, no more. , DO NOT return the SD, 

Cash flow $800/month no more.

Units turn should be no more then $2000 if there is no water heater or large item to replace.

“The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan (subject to the maximum LTV, CLTV, and HCLTV ratios for the cash-out transaction based on the current appraised value).”https://www.fanniemae.com/content/guide/selling/b2/1.2/03.htmlI would like to get as much out as possible and move to the need deal.

It used to be contractors were more than happy to offer free and accuarte cost estimate but it would not be long  before they figured out people were just using them and had no intention of ever hiring them and of course this cost in time and some labor adds up and people need to pay their bills so , no  more free estimates, make sense?

Specifically I am interested in investing in a $200k or less duplex that is no more than a 30-40 minute drive from Deer Park, TX, preferably in the Clear Lake/Webster area. 

Do if it needed 15k in repairs I would aim to pay no more then 85kI know that may sound like a tough number to get.

I’d like to keep total cost no more than $75 per square foot. 

The 50A breaker on 8ga wire is surprising, and from my experience incorrect. 8ga wire should be protected by no more than a 40A breaker (unless dealing with certain loads like motors... but that doesn’t apply).

That is because they have been paid in full and are now coming back to finish a job with DEAD TIME - no more money earned.