The main risk is that the city might make you demolish the improvements. 

Rental comps for 2BR units in the area are $965/mo.Assuming I purchase the property for $135K, invest $10k in improvements, utilize a 25% down/30 yr mortgage, and achieve 80% of the total market rents (from rentometer) + 7% vacancy/attrition, this property looks to cashflow approx $400/mo with a 9% CoC return and 12.5% total ROI.My questions are the following, not having much experience in analyzing duplex deals:- How would I accurately estimate rental income in my area for a duplex, if my area is mainly SFHs ?

Everybody that does live back there their mail box is back at the main road.  

Make sure you talk to a lawyer and don't take advice from some yahoo on the internet ;)Obviously the answer is always "it depends," but here are a few factors to consider:Is this a disregarded entity (or put a different way, is this a single-party LLC, i.e., just you or you and your spouse)?

I was wondering if anyone has done a deal in this area and can walk me through the main steps.i.e: Is an attorney required, who contacts the title company, earnest money deposit....

yes, LA will have a higher appreciation, make sure to factor the appreciation rate against your loss of cash flow in LA vs your rent rate in LA and appreciation and cash flow in Fresno.  

My kids went to college mainly from my income from my  SFH income.I have small amount of time left with the last child.I have now taken upon myself to do a partial gut of my houseI live in.

I have been looking around for Maine banks or credit unions that will do a line of credit but have hit some road blocks.

With crappy outlets and a bigger project needing to be the main focus, I'm not getting anyone with ideas of how to give this woman lights without saying "just use lamps".

To give a little background, my aim is to focus mainly on BRRRR investing using what I've heard in the podcasts referred to as the "Stack" method: starting with SFH and working my way to small MFH and eventually Commercial MFH.