Those types of properties are usually pure cash flow options.

So from a pure monthly payment standpoint: (duplex) 3,200 - 1,300 = 1,900 > 2,400 (single family)As you can probably see, this property isn't cash-flowing, let alone breaking even.

Debt hanging over me makes me have to take xanax or drink tooty fruity drinks all day.

I was purely going off of some stats on the internet (https://www.city-data.com/crime/crime-Eastpointe-Michigan.ht...).

I can totally conceive of a profits interest here for pure services--e.g., the % you might pay to a property manager plus a few other incidentals.  

Also any suggested ARV promoted by a Wholeseller should be considered pure trash,

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

I'm a cash-flow investor not a speculator so this is purely academic

Now, Austin is now becoming California, but if you live here and are renting then you have better options as an owner occupant, than as a pure investor in Austin.If my Assumptions are fairly accurate, then listen up, if not disregard.Buying a new built house in Austin on limited funds, hoping to sell it in two years so that you can make a tax-free profit, is NOT A GOOD STRATEGY!