The tax value is 92k with an arv of around 115k since the next building is the exact duplex renting for 596 each side.Also, the dining room could potentialy be made into a bedroom by adding a wall thus making it 2br and 1 bath per unit.The "minumim" repairs to be able to get one unit rented at 375 or 400 again will be around 5k after the purchase of the property to replace windows/repaint and some maintenance.If I bought this unit for 40k and 5k to repair 1 unit the numbers are not great but the potential for this property is incredible.I live 50 minutes away and can do most of the repairs minus the roof and windows but am stretched thin. 

Nothing quick with this.I think it's a stretch to say moving the pole in the middle of the night will work...and without permitting you'll be looking at penalties...Sounds like you're on the right path..lots of red tape, but hopefully you have a pleasant experience working with everyone involved. 

I'm not perfect nor do I know everything about real estate investing by any stretch of the imagination. 

The reason being is that the short-term goal is to pay off the mortgage on my primary residence by no later than 2020; stretch goal by 2019.

I am making two assumptions here (1 - the borrower is not bankable and 2 - they are stretching to make the payment work) which means the investor is going to want a much higher yield than 6 or 8%, and the 30 year term will limit your potential buyers.

Considering that extra info, I guess I would probably try the temporary/free units and keep apologizing to the tenant and keep pushing the warranty company and do my best to stretch everyone along. 

Now work backwards, say you need 5,000 a month to live then at a minimum you would need 50 doors  STRETCH...SHOOT FOR THE MOON...Listen to podcasts, read, read, read and KEEP GRINDING @Rhett DeanExcellent  suggestions and love those goals.

how do you do a full gut reno on a high end home an dpay 2 mil and exit at 2.7.. not sure that is a great paydayonce you factor in the full gut reno and holding costs and tax's and sales cost etc.. run your numbers. not saying you cant make decent money but 400k seems a stretch

It's likely not the best way to make a lot of money, but I feel that it is better to do something within my current capabilities instead of getting over stretched beyond my limits and get into trouble.

 $9k due from tenant buyer.......Is that a stretch for your market?