I am looking forward to asking more questions, learning about real estate investing, and working toward achieving my goal.   :-)  

Some say that what I achieve is too good to be true.    

My goals are very high for Real Estate, because I believe in always having very big goals set for oneself, that way you're always striving to achieve it and be bigger and better.

Katherine, instead of waiting for "available properties" that everyone and their brother and all the real estate investors in NH are looking at, why not do your own marketing for motivated sellers? 

Your rent needs to be at least 1% or higher if you want to achieve better cashflow.

I understand the motivation is to allow the state to have time to attach these funds should there be any type of claim the state can make (i.e., unpaid child support). 

Most motivated sellers are not going to want to market their property or pay a realtor to market it.

If you do get him talking about the duplex then dig deeper and deeper with open ended questions until you can find a true motivation to sell.

But if you believe that the seller is not motivated to sell the house for less than 60k when the ARV is 65k, you may need to follow your heart and move on from this one unless you happen to know some buyers who are looking for rental properties at that price point. 

Which in my mind works out perfect that's 45 people with exactly the houses I want and they're absentee owners so there is a good chance to find a few motivated sellers.