So we picked up a duplex back in September and are pretty much on autopilot now.

If you want to use this metric since you are a buy and hold investor, I would pick the projected year that the asset will be stabilized. 

If you are interested in keeping them, ask the police if there is a clearance period at which point you can pick up and keep the guns after registering them under your own name.

I typically charge more for a month to month lease and that seems to get them to pick a annual lease for the savings.  

Instead of asking to pick his brain, rather I offered to help him with a tedious chore at work and we just got talking about real estate.

Keep getting bids until you start seeing an average, then pick someone you're most comfortable with who is within that average.Goodluck!

In the southwest the market has fully corrected since 2008 and is pretty much picked over. 

I would convert the 3rd room into  a recreation room or something.

What if you picked up the other one or two properties without refinancing the first, fix and rent them out too, then bring your portfolio of properties to a lender and ask for a single commercial loan on all three together?

Most of the tenants we pick tend to stay 5+ years.