Read some books and attend podcasts so you learn how to underwrite and size-up deals that will make you money.

I can be personally debt free and have my budget covered on one right size deal.   

Your 65K house may be a problem for a portfolio lender because of the loan size, but with write off's you may be able to use your tax returns to get cash out for that one. 

Im less concerned with actual areas and just more interested in trying to figure out the best size of the property as I always hire property managers.

If the appraisal comes in lower than the purchase price, a lender can decline to approve the borrower unless a change is made to the purchase price or the size of the downpayment.homeowners’ insurance is purchased (or substantiated, if the property being purchased includes homeowners’ insurance as part of association fees or similar arrangements), and proof of homeowners’ insurance is submitted to the lender.

GeoffCosts Due at Closing Points: 3% of loan (one time) [only financed at 70% of ARV]Origination Fees: $1,020 ($400 document processing + general administrative costs, $575 legal fees - preparation and review of all documents, $30 application fee (charged at closing), $15 flood certification)Appraisal Fee: $400 - $475 (paid directly to state licensed appraiser)Insurance: ARV x .45% -- (paid for 6 months in advance before you close; can choose any insurance company as long as it meets minimum requirements HML has + lists HML as mortgagee on policy)Buying Closing Costs: 1% of purchase price (title insurance + escrow fees)Outside Costs (Holding) 4 Month Flip (120 days): 2 months of construction, 1 month on market, 1 month in escrow/title; plan for 6 months Monthly payments: 1% of loan Utilities: $230/month (varies; $125 electricity, $60 water, $45 gas)Property Tax: $3,000/12 months x number of monthsRealtor fees: 4% of ARV (multiple realtors that will list for 1%)Selling Closing Costs: 1.5% of ARV---------------------------------------------------------------------------------------------Example of House:Buy at $120kRehab at $50kARV at $230kCosts Due at Closing Points: 3% of loan; financed at 70% of ARV ($230,000 x 70% = $161,000 loan) $161,000 x 3% = $4,830Origination Fees: $1,020Appraisal Fee: $475Insurance: ARV x .45% $230,000 x .45% = $1,030Buying Closing Costs: 1% of purchase price $120,000 x 1% = $1,200TOTAL CLOSING COSTS: $8,555------------Outside Costs (Holding) Monthly payments: 1% of loan $161,000 x 1% = $1,610 x 6 months = $9,660Utilities: $230 per month $230 x 6 months = $1,380Property Tax: $3,000/12 months x number of months $3,000/12 = $250 x 6 months = $1,500Realtor fees: 4% of ARV $230,000 x 4% = $9,200 Selling Closing Costs: 1.5% of ARV $230,000 x 1.5% = $3,450TOTAL HOLDING COSTS: $25,190-------------Out of Pocket Portion for Rehab: $9,000TOTAL OUT OF POCKET COSTS: $30,095TOTAL OUT COST INCLUDING REALTOR FEES AND SELLING CLOSING COST: $42,745Calculations-------------------------------------------------------------Buy at $120,000 + $33,745 (costs) + $50,000 (rehab) = $203,745Sell at $230,000 - $203,745 (costs + rehab) = $26,255 (PROFIT)Cash on Cash $26,255 (Profit) / 30,095 (Total Cash Invested) = 87 %Return on Investment $26,255 (Profit) / $203,745 (Total Spent including all cost) = 12.8%

I own another 1400 sq ft SFH (market price $250k, no driveway, no backyard, sitting on a very small lot size of 1742 sq ft), renting at $1500.Originally posted by @Brandon Carriere:@Ran L.Curious what 140k condo you're looking at that rents for $1000?  

If I were to put myself in your shoes, I'd probably sell a portion of that portfolio and move that money to a large multi-family (ie, 200-units plus) in a different area.

The formula is typically based on the size of the unit and number of people living in it. 

It seems like it has the potential to be a decent house hack where I can live in one side and rent out the other side, but I am analyzing it as if I were renting out both units.Here's the overview:Seller accepted my offer of $90,000 (they were originally asking $95,000)Similar sized duplexes rent for around $1,500 total ($750 per unit)The total gross rent would be about 1.6% of the purchase price.I can get a conventional 30 year loan @ 4.5% interest, with a 5% down payment.Mortgage payments with PMI would be around $469 according to mortgagecalculator.org (not including taxes or insurance)Using the 50% rule of thumb to estimate expenses, I might be able to cash flow around $140 per unit.Here's what I found out when I went inside:There are 2 new forced air furnaces.Updated pex and PVC piping.Updated electrical wiring with separate panels.2 old corroded hot water tanks.