32209 offers low rents, questionable tenants, crime, drugs and run down properties...and yes probably cash flow.

If rates do drop, you could face higher property costs, potentially negating the benefit of the lower rate.

If they're 10% more expensive, is that after renovation cost or before? 

That said, the GC I am looking to use has told me it would cost me more to build a duplex vs two sfh's (same sqft) r/t firewalls etc when it comes to additional steps for adjoined units.

I think 3 per side but you could do 4 if the cost isn't much different and switch that room to an exercise or visitor room if that doesn't work.  

I think this blow puts me too low for a Heloc which is frustrating.

"Flows of the tongue pretty nice, looks good on paper... but there is a cost to that.

Who would you recommend for DSCR Loans in NY with decent rate and closing costs?

Since condos need two types of insurance and many of the largest US companies pulled out, the cost tripled and with less coverage.

Expect total cost to be ~350K per duplex and bring in 3-3.2K/month rent.