Then figure in having to update units every 5-7 years with new carpet, paint, etc. 

How can i go about finding the right realtor to show me the ropes of choosing a great duplex in this area?  

New paint, new windows, Central heat/AC.

On that size a deal, actually anything other than a 2 day paint job, ALL FUNDS ARE PAID FROM THE ATTORNEY'S ESCROW ACCOUNT.

So figure another $2K for advertising, hassle, painting and "other".Since I'd be re-selling it on my typical deal, I figure I can get $100K-$110 for it.

You will paint numerous times.

The main one could be that your focus is narrowed to the area you are farming, but if you choose your farm area well then this should really be more of a help than a hindrance, because it will mean more business for you overall.

Are their instances where you can choose to add deductible in the insurance policy if you find out more information about the tenant (criminal background, history with damaging property, or lack thereof, etc.)?

Could you have painted the existing cabinets?

So, after replacing some carpet, painting the whole place, and some other minor improvents, here's where I'm at.Expenses $9600 (including everything but mortgage)Income $17300Expenses=55% of gross rentsDuplex 2I've owned for 8 years, and it was 3 years old at the time of purchase and needed nothing but a little touch up painting at the time.Expenses $31200 (including everything but mortgage)Income $104200Expenses=30% of gross rentsTotal expenses between the two = 34% I do expect this number to go up a as the property that is now 11 years old starts to need more repairs.