Chris, I purchased a 3 bedroom 1 1/2 bath in zip 72209 for $50K  I'm renting it for $765 w/ gas and water paid.  

Something you might try with the black mark is bleach and water.

What do you inspect when you get to the property, for example water heaters, foundation.

Not haves- pools, hot tubs, fridges with water dispensers/icemakers or stoves and washers , dryers with too many electronic displays!

Any advice on lenders would be much appreciated. sorry for my lack of experience posting but i'm learning:) Thanks Kyle8181 Wickson Ridge Commercial rental2 - Metal Buildings approx 8400 sqft Each8 - Units approx 2100 sqft each.50-.75 per sqft of rents ($1200.00 per unit)Costs For building (based off my High Quotes) - $100,000.00Parking lot - $50,000.00Septic System - $15,000.00Electrical - $20,000.00Metal Building - $100,000 Delivered ($50,000.00 Each)Concrete and flat work - $128,000.00Land - $36,550.00Install Building - $10,000.00Concrete Water Drainage - $36,000.00 (optional has to be approved by developer and neighbor)Unseen cost - $20,000.00Total$415,550.00Rents per month$9,600.00ARV with typical cap rate(10%)is $860,000Loan Payment with tax and insurance$3,000-$3,600

My brain is a sponge and I m absorbing all kinds of water; learning real estate investing is my water. 

Recently found a duplex I really like and was hoping to get some feedback to keep me in the right directionHouse Price: $125kAnnual Taxes: $2700Total Rent: $1455Tenants pay all utilities except water ($1200 a year).Place is in immaculate shape - unlikely repairs are needed any time soon.Does this seem like a decent buy?

I'm trying to get that first foot in the water from a few angles.

I agree with not placing any ac, furnaces, water heaters below the flood level. 

It has city water and private sewer (septic).