Also, what is your preferred price range?

Hi Rich,It depends a bit on your price range but there are decent rental neighborhoods on the far East side that I'm familiar with.  

A local realtor send me 3 comps in the same subdivision, sq feet, and beds/baths that range from $150-159k.

Understand your approach, but at the end of the day (assuming we're discussing analysis in support of a BUY vs WALK decision), in my opinion, IRR(Internal Rate of Return) is too academic and the NPV(Net Present Value) has factors one can adjust.We see lots of newbies just learning to calc cash/cash & cap rates and these are sufficient to make the go/no decision, using the K.I.S.S principle.Attempting to add IRR & NPV to the learning curve is not a requirement - - for you, it's another confirmation you're on the right track.

We can handle jobs ranging from the roof of property down to the foundation-everything in between, and going outside to the landscaping. 

Although you're going to owner occupy, I suggest basing your valuation under the assumption that you're not - you want the duplex to be self sufficient.

Rental I have a few clients looking to do a rent to own option with in the rent to own option with in the Joliet-Shorewood area of Illinois. 2br or more price range has to fit their budget..

Is 500 yellow letters to absentee owners sufficient?

I are planning to invest in existing housing between Denver and Boulder; ideally fix and flips in the $180-$250K range.  

My estimates (not including GC overhead) indicate framing (materials & labor) in the $11/ft2, Plumbing & electrical in the $4-4.5/ft2 range each, HVAC in the $3.75/ft2 range, sheetrock & insulation in the $4/ft2 range, cheap vinyl siding in the $3/ft2 range.