They can raise them at any time and that can really mess up all of your numbers...what seemed like a great deal can quickly turn into a bad deal if the condo board starts jacking up HOAs.  

In the Temple area I know of two investors that lost fairly badly at that game; due to low demand.Yes, to renting to students and yes, to your smart observation to keep all markets available.

Or are these duplexes in really bad shape and you're bringing in your own rehab funds?

I very bad with numbers, but I gather from your email that you think that instead of taking a capital gain loss it would work best for me to do a 1013 exchange...that's why I mentioned RealWealth Network because in NY state market my net gain of 570k would not allow for the purchase of a large apt. building.thank u so much again for your input!

Lists are going to get bad reviews because they can really be hit or miss, there is no guarantee that anyone will respond to your mailer.

Also, co-dwellers will tell on bad occupants.

The first time going west on Bellevue and not west Calhoun, which you are right, not bad, still dicey.

I'm considering buying a multi-family property (10 units) in a bad part of Miami (very low income, high crime). 

Those happen too and you will get the bad with the good. 

You will quickly find out how bad they want more cooling.