. $690k based on this but the unit layout plays a HUGE role in this number.

The layout of the two smaller bedrooms has one captive (meaning you can only access bedroom #3 by walking through bedroom #2).I thought about adding a 1/2 bath on the second floor and combining bedrooms 2 & 3 and had a contractor suggest leaving it as-is and calling bedroom #3 a nursery/office.

If your duplex is marketable to another investor that can create a way to make it cash flow, you have to ask yourself what is they can do that you have not.If it were my property, I would lay out my income statement and challenge every line item.

Ignore is asking price and layout your cash flow worksheet of the value that you have determined. 

I took that option as they said it's easier to get the money back from them than from the state.I called the number on the form and spoke to a nice guy at the revenue department who told me to just file the CRT-101 form (I think he told me that), and they'd issue a new clean tax cert so that the title company could release my money.Well I just went to download the form and they're very complex and non-intuitive.

With 4000 sq ft, and depending on the building layout, 1 bedroom lofts or 2 bed flex may be your best bet. 2 bed flex is what we call a loft with 1 fixed bedroom and another one that has movable walls that can become another bedroom or left as a common living space.

Recent fourplex, same layout, went pending with a list price of $1,599,000, with the contingent/pending days its been on the market for a 3 months.Here are the numbers with my family living in the 3bd unit, a 5% vacany rate and $10k in expenses. 

Well I can lay out my plan in more detail. 

It's a 2/1 house, in good shape, 1000 sq feet, nice layout, nice yard.

To me it seems like a layout most people nowadays would not want.