I have a long way to go just to scratch the surface of what knowledge some of you bring here.

If I have a large window then I count it as 2 windows.Bathroom sink and faucet: $150.Carpet: $1.80/SqFt.Replace a broken window: $150/pane.Remove an oil stain from a concrete surface: $75/stain.Repaint interior of property: $1/SqFt of living space (assuming the walls are not a dark color which might require two coats of paint).How did I obtain these costs?

Why is the seller letting go of a duplex that, on the surface, looks like it has a pretty strong cash flow?????

With the right investment on proper drainage and securing as solid insurance policy, I would say San Marcos is still a strong investment. 

.$51,000 Frost free footings, this new town requires, not included above.Buildings:15x160 2,40040x50 2,00040x40 1,60040x200 8,00030x220 6,60020x30 60020x40 800Total 22,000$432,000 Erected building22,000 Total sq ft$19.64 per sq ftDue to water, sewer lines and drainage, we had to put several small buildings up front. 

I had a similar situation (undesirable tenants) that surfaced when doing the inspection of a duplex I'm purchasing.

If he has been living in the house for 20+ years and is a moderate to heavy smoker, there may be rooms where scrubbing, sealing and painting simply won't keep the chemicals from coming to the surface and you will end-up pulling down the drywall and hanging new.We renovated a house some years ago where the former owner had a favourite chair in one corner of the living room where she sat and smoked.  

Many on the surface don't really seem qualified I was looking for someone who's working in sales or sales experience but their resumes don't reflect it.

If this is bare ground like the map shows, this can be a "Sweet" deal if the market can take the extra storage units, or do RV/Boat/Vehicle storage if you can get away with "Rock" surface. 

. - Drainage Requirements.