That means flooring is sitting on the slab foundation.If assuming worst case what could a house overrun with cats cost me?

His unit is in the worst shape.

@bjorn Ahlblad Okay I suppose. with some conservative estimations (worst case scenario in mind) the cash on cash ROI was 10% net just over $100 per door and the cap rate was at 9%...

. ($525K [sales price] - $34K [commissions/closing costs] - $5K [holding costs] - $400K [total investment] = $86K)In the worst case scenario, if I went over budget by 20% and sold for 10% less (both of which I think are unlikely, but preparing for the worst) I would still make a much less impressive $4K, but at least I wouldn't lose (and would likely learn some vauable lessons). ($472K [sales price] - $31K [commission/closing costs] - $5K [holding costs] - $432K [total investment] = $4K)I'm fairly confident with my numbers, I went over the bid with the contractor line by line to ensure it was complete, and checked the recent comps and comfirmed with my realtor. 

I don’t wish this process on my worst enemy.

And then in the worst kicker, the ones that do the best in the beginning are often also the first to lose their shirts when things go belly-up.

Dallas is one of the worst code agencies in DFW. 

@Kevin Shuler - Unless you have approval for the non-conforming property, then the worst case is that you could incur fines and worst case be forced to rip up any features that make the house two separate units.

Areas by Freemont St are the worst part of town as well as the upper east side (but that part is more North Las Vegas).I am doubtful you will be able to find a duplex without an HOA in a low crime area...looking at the MLS (my husband is an agent), all the duplexes for sale are in the high crime part of town...your best luck would be to look for a duplex by UNLV.

Plan for the best, expect the worst.