We don't mind a fixer upper / BRRRR

This is also true for investments in class D section 8 rentals.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

Its up to you if you are open to advice. i have currently managed section 8 and every other asset class.

No evictions, no turnover, and have not raised rents (honestly feel like I'm near the upper end already). 

my RE income from my rentals is semi-passive of course... so less active than W2 but more active than dividends or social security.I just dont really see owning rentals as passive to me its active if your going to stay right on top of them and have them perform like you want them to ( this is specfic to owning C class low B class sFRs  Not those who might own 100 unit apartments with professional management those are passive as long as they are working good. . 

Start with B-/C+ properties for Cash-flow so you can buy the class A and B properties for apprecation.

They request interior pictures and a walk thru.The Upper duplex is a single unit with the kitchen & living room on the 3rd floor and the bedrooms on the 4th.  

I don't use padsplit (weekly rentals); I rent on long-term leases in B Class neighborhoods.

You can get away with using 5% for Class A tenants, but we use 10% for Class B and lower. 3) Tenant Payment Performance: you didn't mention this, but it is important!