Cash invested: $200,000 Sale price: $242,000 Wife and I built our "forever home" from the ground up. 3 bed 2 bath 2,500 sq/ft w basement.

I'm leaving the REIT where I did accounting and short-term leasing for retail shopping centers and heading to a property management software company where I'll be doing sales.

@Nathaniel Hovsepian, Just to clarify the numbers that I thew out on OKC are just for everyday MLS retail listings.

Purchase price: $144,000 Cash invested: $23,000 Sale price: $225,000 Purchased home 4 bed, 3 bath 2855 sq ft, 5621 lot - originally for $115,000 traditional mortgage in 2009.

But if you are buying retail or turn-key style homes, you are probably still going to have to bring a decent down payment in. 

My uncle is a Realtor in Russell, he has done a couple of flips himself and has helped both investors and retail buyers.

You buy the duplex at duplex cost, put $100K into ADU conversion, and now that extra unit will sell for retail price, depending on the area that additional unit will be worth $150-$200K. 

Bank fees also matter, the #1 retail mortgage bank in the country advertises rates with about 2 points in junk fees ($10k in extra fees on a $500k loan on top of normal closing costs). 

Hi Vanessa, without knowing too much of the details regarding the size of the building, I'd definitely do the 5 units because it sounds like if you did the 4 units you'd still only have 1 bed per unit.

We are currently renting the upstairs for $2100/month (3 bed 1 bath).