I know the right tenant is key, and this being my 6th house I am completely fine and financially safe on sitting for an extra month to get the right person in there. and not just fill the spot. 

I firmly suspect that your lot was already legally created and the only thing you need to do.. is pay for water sewer and other building permit fees and get your plans approvedwhat we are talking about is pre plat requirements your buying post plat 

It is basically: you buy a home and live in it, rent out rooms (other units if multi family), and have the renters pay the majority of the mortgage, leaving you with extra $$ compared to the avg market rent for where you live.

When I’ve run my numbers on single family vs a duplex for say 70-90k in Cleveland with these extra costs I find the cash flow numbers are basically the same.

Possibility one is you're both wasting money on extra appraisal fees for no reason.

After all, a month of vacancy is NOT worth an extra $100 a month income.  

Avoid the extra points and Refinance fees.  

@Daniel Rutledge I always go through my accountant, it costs $350 but for that little extra you not only get the peace of mind that it was done right but also someone who will watch your back.

If you can find somewhere that has all those extra pluses that appeal to us younger folk - we'll pay!

You can find out permit information to get an idea if larger scale work has been done and permits pulled for those.