It requires hours and hours of reading various posts on the site to try to distinguish the smart and good advice and recommendations from the bad advice. 

Estimating repairs and reserves for capex is the most difficult thing, because you can make a bad deal look good and or vice versa.What I have learned from doing a lot of rehabs, is that every house needs a complete do over every 30-40 years, inside and out.

@Brian Bertschi I see this is your fist post so welcome to BP.First 6-7% is not bad historically.

Are most in pretty bad shape?

I went to go check them out and they were in really (and I mean really) bad shape... ended up passing on the deal because of the condition of the duplexes, but I’ll keep on looking and posting here for advice and hopefully land a deal before year end.

It's not as bad as other parts of the metroplex, but it just doesn't make sense to me. 

Im also wondering for current landlords do you get more good tenants than bad.

I'm new to real estate investing and I've decided that I want to pursue this as a serious career in hopes that I can one day leave my current job.

If it’s a bad operator or the property has physical deficiencies that’s one thing.

You would need to analyze what type of tenant base is in the other properties and their capabilities to qualify for your project.Sometimes owners like to push the bad tenants onto other building owners.