For example: The business plan may call for lower CoC in year 1 and 2 while renovating units but may be higher in year 3 through exit averaging greater than 10% CoC, or must the business plan call for 10% CoC on day one forward?

I'd have people come in with cash to buy/sell at mtgox  +/- 10-15%  (if I had too much cash, I'd lower commission to sell, etc.).   

What is the time frame to evict?

Brandon mentioned lowering the offer and something else I can't remember to arrive at a purchase price that'll give closer to a 12% cash on cash return.

My cash flow is still good but my cash on cash IRO is a little lower than I'd like.  

@Jeremy VanDelinder  The couple hundred bucks may be nice to throw at some lower level subcontractors , but as a professional you would have to move the decimal point to the right to get my attention

What i'm trying to ask is does it make sense to trade off 2-3 years of payments for 10-15 years of lower payments just to get rid of the bill or just use the entire money for my investments?.

Would I just need to get the houses at a much lower price than asking for it to actually work?

They will not accept any offers lower than asking. 

Hi there,I'm a complete newbie to real estate investing and I want to take action and get started on this journey.I came across a trashed duplex in Wichita and I believe I have the upper hand in proposing an offer much lower than the list price.