A 7 cap is absurdly low for Lansingburgh, that area is one of the sketchiest in the capital region, half the houses are boarded up, theres a TON of rental inventory on the market because even low income renters are fleeing the drug violence.  

I've probably listened to more than half of the episodes.  

@Janeen Bertolinayes, about a mile or so west of the shopping center.

Half of the estate agents pulls off the moment you mention DSS, and the other half has super detailed applications where they demand a minimum income that she can't reach.

I used to live in Warren as a kid, at the time I remember they were building 3 bedroom brick ranches like crazy,  if I recall 10 mile east of the horse track area.  

If that was the case then the duplex would be better, on paper any way, but then on the other side the duplex is spreading your risk over only two units so if you loose a tenant that is half of your income, where as in a quad when you lose a tenant its only 25% of your income.

I am 65 years old, in excellent health ( go to YMCA 3 days a week walk 3 miles almost every day).

I've never heard of management being higher than half of the 1st month's rent + 10% per month.

Rent - 10% Management 10% maintenance 10% vacancy - all hard costs paid by Landlord=notI take whatever I want for monthly profits a $75 a month and subtract that out per door and take the rest of it and determine what it can afford six and a half percent 20 year amortization loan. 

And if there are a lot of recent close proximity sales, make sure your ARV numbers are accurate...keep the radius to 1/2 mile and 6 months back.