Plus future rent is given to you at 75% of gross rent, as determined by Appraiser, to help meet traditional qualification guidelines.

My first steps would be talk to a loan officer and determine what you could qualify for (either before you move or when you do move), and get a really good realtor that knows the area well and has found duplexes before.

@Eudes De leon I looked their google briefly....it seems 3 resin and 1 comm’l is fine, but....there is a little more to it,  not laid out in straight black and white.It has to be in a predominantly residential use area, the commercial component doesn’t “over power” the residential use/characteristics, etc...as @Chris Mason says, the actual determination is made by the fha appraiser.

When determining the feasibility you have to look at absorption (rate of sales and closings through out the project) and the terms of the loan. 

Fine but wait till you can pick them up for 40k! 

@Eugene MarHi Eugene, having worked in the title industry, this one is messy, but without looking at the title, it’s hard to determine what exactly happened.

I have determined that, right or wrong, I'm sealing the deal on an investment before year's end.

It also could work if you can pick up the motel cheap and/or do the construction cheap.Also, be very careful with low-end motels because they tend to be crime ridden and that can be a hard thing to transition out of.But, do the work for your particular deal and see what it tells you.

Get a house inspection to determine what capex might be in the future. 

To determine cash flow you would need to take the rent and deduct from that the PM fee and PITI as well as money you set aside fro maintenance, CapEx, and vacancy.