Are you using hard money and just flipping?

Your interest rate at 4% is a bit low (I just got an OO at 4.125, investor deals are 4.5+ish) If you run vacany and repairs to 10%, an increase the rate, you are looking at about $600 profit,  or $300 for your investor, or 3.6% which won't fly.Overall, the numbers look marginal, and if you take a unit, you will be paying for that unit, probably around 1500-1700 to make it break even.As an appreciation play, maybe, but you don't specify where the property is, so it's hard to judge.Not saying no, just it looks tough to put together.Just my $0.02Good luck,Jim

Most duplex renters are going to be irresponsible with money (hence why they are living in a duplex) and this makes it hard to collect rent.

That brings me to hard money lending.  

The terms of the hard money are as follows.... 9 month, interest only loan at 10.5%, with 20% down payment and 4 points.

@Ari Bauer, I think this one is unfortunately going to have to be solved by portfolio or hard money financing.

Good used ones are hard to find .

I am currently looking for a hard money lender within the Orlando/Tampa area.

Living in SoCal and buying out of state comes with its own set of clallenges and it makes it hard to do the due diligence necessary. 

Hello Lucas you can either go conventional or hard money.