I don't know much about Philadelphia but that doesn't seem too far out of line based on what little info I've seen.

Second, here's a specific example of a home in NY I've been eyeing:  1860 5 bed/1.5 bath, ARV comps in area between 200k and 250k. 

A duplex with the same total size, beds, and baths as a SFR in similar condition in the same area is going to appraise at about the same value as the duplex.

Here is a list of lender who specialize in this field:  https://www.biggerpockets.com/blogs/2810/50272-lis...The bottom line is this: Solo 401k is powerful investment vehicle but you misunderstanding the use of it.

We both work way too hard, playing tag team in the afternoons with our boys and finally, after bedtime, if we’ve got the energy, we’ll say hey, eat a dangerously late dinner and then fall into bed.

The $900 side has 3 beds and will have 2 baths.

Step 1: Get a job earning X amount of moneyStep 2: Get a second PT job earning Y amount of moneyStep 3: Get a third PT job earning Z amount of money (preferably this should be in the real estate field in some manner)Step 4: Wake up earlier daily, grind as many hours as you can, go to bed, repeat...

If you are ok with a little speculative, forward looking risk, I personally believe most of the north Denton county towns just south of the county line are ripe growth.

These things sneak up on you, and if god forbid something big happens like a busted pipe in the water line, you can't leave your tenants hanging for months while you come up with the money for a repair.

Even with a transferable warranty it can scare aware home buyers if selling this down the line is an exit strategy.