You want a firm handle on both rehab and remediation costs because your target buyer is a rehabber. 

But rehabbers are our target market and they need it vacant anyway--so we solve problems.If I were living in half a duplex I'd be happy to have the extra cash flow from an existing tenant.

Finding sale comps in Indy that are 1 mile or less away from target in last six months is challenge.Purchase Price: $52kRepair Estimate: $40k  Projected holding time: Max 90 days or lessComps: 1. 3/2 sold Feb 2015 for $135,000 (0.4 miles away) 2. 3/2 sold June 2015 for $199,900 (1.1 miles away)3. 3/2 sold May 2015 for $189,900 (1.7 miles away)ARV: $174,993 - $30,000 required profit = $144,933 - $40,000 rehab = $104,933 - $20,880 realtor/holding/points/closing = $84,053 MAO ($32,053 below asking price)Below is a conservative ARV based on $164k median home values in Millersville:ARV: $155,000 - $30,000 required profit = $125,000 - $40,000 rehab = $85,000 - $20,880 = $64,120 MAO ($12,120 below asking price)Any advise/insight would be appreciated.

I'm targeting a C+/C neighborhood where I feel there is a need for more quality agents.

So with all these different methods and schemes many are only appropriate for a given market and price point.. get to know your target markets realities and then work within them.

Are you targeting value add or more turn key?

Your title company can also pull data for all cash sold transactions in your target area and skim them to show only entities in which the entity appears at least twice in 1 year.

I would advise the original poster not to say anything about families in ads, not to comment on kids ect in showings but he can target the unit at families in other ways.

How long have the properties you are targeting been on the market?

My husband/partner did a similar trip just a few weeks ago - targeting some similar areas to see if there are markets we are not yet in and should be.