I have tried to get her into a duplex where she will have rental income to supplement SS but she can't afford a mortgage.

My goal in real estate is to supplement my income and eventually (in about 15 years) replace my day job - I love what I do but I do not want to be hurting like the old-timers I work with now.  

Generic cuts are 15 to 20 bucks.Where my wife gets her haircut styled and everything else is 200!

Just act as if they need to sell their house for whatever reason and offer to buy it in a generic way.  

Most importantly, IRR makes certain assumptions about how cash flow is reinvested...there are lots of ways that cash flow can be reinvested, so an MIRR calculation is more appropriate...but without knowing a specific investor's reinvestment plan, even that is useless.How do you plan to address these things in your generic model?

That was a super generic question but these guys may be able to help you. 

the 1 or 2 % rules are just generic guidelines to do really quick beer math on whether a property will be profitable as a rental.

Also I list basic qualifications in ads.One thing I noticed when I review ads is that they list very generic requirements.

They may already be supplementing the parents in this case anyway.

I work full time in IT and I am looking to supplement my income with real estate, specifically buy and hold.