Comps are tough as it is the smallest (1/1, 800 sq ft), worst looking/condition house in the area & we aren't in a neighborhood.  

Lastly, having a larger monthly cash flow, especially on your first property, will make it easier to build up a cushion in your rental account for unforseen large repairs or vacancy.I'l quickly touch on an angle I've used while acquiring rental properties, especially those in poor condition or those where the price is already reasonable for what it is.

M&S air conditioning.

Always ask to see all the units unless it is contingent on an accepted offer or other condition 

When I was heavy into the BRRRR strategy, before it had a cool name, I was rehabbing close to flip condition using less expensive materials where I could to achieve a comparable property to the flip houses in order to get the best value on the refi.

I want to know what the current condition and life expectancy is of all major components and appliances is. 

Cash flow before expenses = $1200 means depending on condition of house, real cash flow could be a whole lot less.

They asked for pictures after I fixed it which I did send and they were extremely happy to see the house in great condition again!

Duplex and SFR go for about the same prices, obviously depends on sizes conditions etc.

I like to  keep my properties in good condition and I appreciate a tenant letting me know there are problems so I can get them fixed before they get worse.I understand it seems to be a timing issue but at least you have a new lease instead of a vacancy.