Rates are also lower now as there is so much money looking for a good home.  

I just dont know how to suggest lowering the price even more.

I believe they will go lower but the rate would be higher.

@Robert Walston The lender I just gave the "green light" to get pre-qual'd mentioned putting 20% down to help lower the monthly payment, but I didn't really question it, as I don't plan on doing that if not required.But something that did catch me off guard was that he suggested I might need to show the (income) ability to carry the entire note, as if there were no tenants.This may not be difficult for a duplex but a 3-4 unit would be.

At a lower purchase price of $325,000, the net monthly incomes goes up to about $700/mo and the cash on cash ROI goes up to about 12% which are my ideal markers.

My experience is that the investor class homes sell at a second lower tier of pricing.All that said, if you really want to increase the value of my homes, go ahead and buy for $120k, 😜 but I personally would look for a better deal - they are getting much harder to find in Normal Station but still come up from time to time.

@Sasha Fukuda Well your story was really amusing. can't really help with the girl problem but its seem you are serious about REI since its volatility is lower than paper trading or crypto. that being said if I were you and was looking into investing in this market.

If not, you should consolidate your debt into a lower interest loan and start aggressively paying that off.

I would think duplex property might result in lower rent than a detached single family property.

I feel like the risk/ reward is best in the lower middle, stereotypical "blue collar" tenant in my market.