The picture on your profile make it look lovely!

Maybe some pictures of the property so we can see what it currently looks like would help answer your questions.

Look at the pictures, in and out, maybe even drive those rentals. 

From another aspect, she may be able to move on with her life if she is not walking into a room picturing the whole family at the table.

i have found and placed bid on Duplex here local still waiting on financing tho from HML or PML Please tell me if this fits the 50/ 2% rule if does show me how if don't tell me what does so i can get this pictured in my head to make solid investment choices as i get started thanks for all critiques AS IS Value right now is 30 K per HUD Appraisal.

I have pictures of the before and after.

Instead, picture a cartoon wall that is called 'Real Estate Investing' The wall has 3 doors marked: ResidentialCommercialIndustrialYou see the wall?

If the area is good the other items can be fixed.If the area is bad it doesn't matter what you do.You could make it the nicest building in a bad area and the tenant calls you get from the pictures once they see the area and other buildings they won't rent from you.Then you are left with the type of tenants living there now.Also is to check on how big of a loan balance is on this property.This landlord might have tons of deferred costs because the debt service is taking all of the cash flow.They can't evict the current tenants because they have no money to rehab the units.You also need to know the eviction process for the area.Even if you get a writ the marshals office could have hundreds to serve that month and a 4 day process takes 6 weeks for them to come out.Even if you account for lost rent when buying to evict these tenants you will not know what kind of damage they will do before you get them out.John do not believe the seller or the brokers agent.This might be a deal but only at the right price.The seller cannot command a premium and dump of problems at the same time (unless the buyer is a sucker or a first time purchaser which sadly sellers hope for).

That's very sound reasoning.That said, if you're willing to hold the property for 6 months, you may be able to avoid any major scrutiny from appraisers about not doing much rehab.Also, depending on the most recent MLS entry for the property, you may be able to "convince" appraisers that you did more work than you really did by taking great pictures and writing great marketing text.

The pictures are down below.