Typically, I look for properties that have some value add play and can be obtained at a 7-12 percent cap rate. 

So if the purchase price is 950K, then that works out to roughly 17K per unit; and if the purchase price is 850K, then that works out to just over 15K per unit.Per unit prices like that usually indicate that the location might not be so hot and the typical rent will be low.

Thank you All - it's more of a traditional deal ie. going the route of a typical investment that will cashflow just a little in our market (MA) with 25% down - for us it appears to be a good long term investment if we had the 25%.This particular one doesn't need rehab so no BRRR strategy here.I'm curious if there are any other strategies that could be used to paying back a private money / hard money lender after say 6 months with this type of scenario? 

I completely rebuild them inside and out and I can tell you I can easily spend 85k on a single family without even blinking.To give you an example, kitchens can run you 10k for the most basic gut/build out, I typically spend around 20k with Ikea (love their soft close and quality) + quartz/granite countertops + slate appliances.

The duplexes available in the Boston market are typically in rougher areas that come with another set of issues.If it was your first rental property, which of the three would you go with (all other things being equal - assuming they were in the same quality location).  

So, it does not make any sense to me, to buy an essentially breakeven, rental property at Retail prices to hold on to for the Hope that it will go up in value over the long term as if it were a Stock or Mutual Fund.

Our typical houses costs us 150,000.00, 250,000.00 before ARV where the average house may be $150,000.00 in this area.

When do you typically list your rentals?

People don't value what they don't pay for; places that include utilities typically have 10-50% higher utility usage than places where everyone pays. 

Typically you can find out the owners on that and then head to your local public records office and search the property by name to find out more information.