I'm thinking of the building costs, not including the site improvements (grading, main sewer line/hookup, etc).

Many of the duplexes that you are seeing for under $50k are either 1) in a less-desirable/lower grade area or 2) need a lot of work done to them.

Classifying areas under a letter grade can lead to far too much subjectivity in valuations.

at Sherwin Williams, you can ask for the contractor grade paint.

I used to work as a hospital/pharmacy admin, but took up work at my local elementary school to be close to my kids.

I think the neighborhood grade of C-, D+ is a deal breaker for me.

Sink facuets, I don't care about because they are easy to change, so I would normally just buy peerless or something else mid grade. 

Account Closed we grade by 2 factors:1) Tenant pool (most important)2) Neighborhood3) Property conditionAll of Royal Oak is Class A, but some properties are still Class B.All of Birmingham & Bloomfields are Class A, no Class B.Redford is mostly Class B, some Class A and C.

I think Columbus, Madison and even Kansas City may be a different investor grade area than it was pre-covid.

I could buy mid grade Pella windows, double pane, 28x54 for $184 a piece times 8 windows and that gives me $1472 without tax and my military discount.