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Assuming full asking price for conservative numbers.2 Story building with 5 units total, build in 1930.Units are all currently occupied and rent as follows:A - 725/moB - 775/moC - 725/moD - 685/moE - 600/mo(Unit I would look to occupy)Monthly ExpensesP&I - 1350/moUtilities - 900/moTaxes - 140/moInsurance - 200/moProperty Management - 350/moBased on these numbers, I'd essentially be living in Unit E for $30/mo however I plan on managing the property on my own for at least the first year which would result in 320/mo towards an expense account.

Result: 15.4% of March sales were for more than original listing price.~ Only 3.6 months’ supply of homes in inventor (balanced market is five- to six-months.2019 NEFAR President Jeanne Denton-Scheck said, “The pace of home sales in Northeast Florida is rapid, and a great situation for sellers, while buyers are having to be prepared to move quickly when they enter the market.”

Fayetteville and the areas surrounding it experienced flooding in September 2018 as a result of Hurricane Florence. 

They are fixated on the square foot matching because it allowed them to go back a year to use comps.This happened with multiple properties across multiple appraisers.I'd say things like; "All things being equal a larger house is going to sell for more than a smaller house" and would get told "Smaller houses in your neighborhood must be in more demand; that's why the price is higher".I'd say things like; "Here is a house that is the same square footage in the same subdivision going to the same schools and it sold for much less" and would get told "But it's in the older part of the subdivision" when the year built was only 2 years older than mine!

A few points I would like to second:$190k for a duplex seems high, not sure what market you're looking at.BRRRR is a big time committment but if you do it right it can result in higher overall returns due to forced appreciation.You are more likley to be successful at BRRRR if you have construction skills or know people who do.

Commercial often want custom to their needs and producing something beautiful can result in tearing it all out I try to improve as much as I can during turnover only.

(Maybe they will even match!)

If so, curious about your thinking and results?

It would result in me taking a $9,400.00 pay cut leaving me at about $10,000.00.