I don't do the work I hire it all out, but I had very competitive pricing for the contractors.

As you know the market is tight and very competitive.

And given our volume of bizzness we had the title companies provide date downs for free for us and keep a really cool spread sheet for us that was updated weekly.. this had the property tax's HoA's IRS and first second positions etc.. so we did not have to do all that work.. my competition spent hours at the court house looking at micro fish files.

Less competition up that way as well. 

Even if submetered you'll see most active rentals only charge electric and gas if you take a look at your competition.

Like I mentioned, we had renovated certain properties soaking $10-17k into the 2 bdrms to get them where we wanted them to be better than our competition and not have disrespectful people in the properties. 

They usually can keep competitive and keep closing cost low.

@Bo BlackCongrats on your duplex currently looking to purchase my.first one in the Dallas area Very competitive and saturated It's a bidding market right now so I'm waiting while.i save enough for the down payment as well.May i ask what kind of purchase your first duplex was?

Competition. 

Wow that's a great profit in a competitive market.