*I can post me details about the specific property if anyone wants that kind of detail but I'll save that much info until someone ask for it

My buddy @Christian Cramer lists homes for 1% or something crazy like that... if you can find an agent in your area that knows what their doing and will offer you that kind of deal it could be the difference between kissing money and making a good return (Just don’t use a bad agent just to save the commission, if they don’t make sales they’re probably not worth it)

Also since it's a duplex, you can't just charge the costs back to the tenants like you could in a SFH.I like how you saved 9% for vacancy, cap ex, and management though!  

Potential 9% savings on $15K = $1,350!  

Hang in there.Once the kids are grown, you have saved plenty of cash and your credit is spotless you will be able to apply that determination in a positive way.

I will save on a ton of costs from not going through the bank.

I'm stuck waiting for another 5 years or refinancing to save ~$35K.

Would love to be able to save the 25% down if possible. 

Even 30k on a larger project as a committed line of credit at say, the federal prime rate - would save someone a little bit of money. 

This allows them to have some closing cost saved when we go to closing.