After what I have learned to this point, my plan is to invest in single family homes.  

I am very interested in getting into single family homes and duplexes.  

HI, I'm looking to purchase a duplex or single family residence or 2 bedroom / 2 bath condo in the price range of $125K - $175K in North County San Diego (Escondido, Oceanside, San Marcos, Vista).

I would like to start with single family rentals then move up to multifamily units.

OK We have spoken to seller that is  willing to sell their duplex and single family for 90,000.

Do you usually remove the vacancy rate from your calculations for a single family?

I know there are many different ways to get rent estimates for a single family but has anyone used rentrange or rentometer? 

If you have been at it long enough to have all the returns and financials the bank needs, but still have no luck securing the funds, Hard, Private or Asset Based loans are going to be your best bet.  

Below is a breakdown of the current financialsGross Rent (me living there - 3 of 4 rented): $4,750Gross Rent (without me living there): $6,600Purchase Price: $372KRehab: $144KTotal (Purchase + Rehab): $516KAround 1 year later, I decided to refinance the property based on the new appraised value, and remove the PMI (1.1% - roughly $500/month).I am now on the search for a another property at the beach (single or multifamily), or other well located areas of Jacksonville, that have value add opportunities.  

I've been a buy and hold guy for about 10 years, all single family.