Would be too far off to assume a a rehab cost of $40k?

This duplex was purchased off-market, bundled with another duplex for below market value (off-market).

I am on some email lists through former coworkers that have spun off to start their own funds.  

So your numbers may be a little off but it is doable.

. - 6% cap rate reflects a nice safe part of Los Angeles, California, a prudent investment, not one that will make anyone rich overnight, but a place that higher net worth individuals park wealth to preserve it (imagine the depreciation write-off). 6% cap rate also tells us, right off the bat, that we're going to be in the ballpark of 60% LTV.- We will stipulate that this is hypothetical. 

I would work with an investor-friendly agent who focuses on cold-outreach methods like cold-calling, cold-texting, etc to bring you off-market deals under 250k.

Other advantages besides cash flow are the appreciation depreciation and tax write offs.

I found an off market deal.

I am barking around an off market property and I want to jump on it.

Knock off that PMI.