Buy duplexes to rehab, rent out 1 unit and then sell the whole duplex to a buyer looking to get into their first home, but can't quite swing the mortgage without a tenant.The existing returns on ready to move in duplexes seem to fit with option #2 as an owner occupier probably would be happy with a 5% return, where an investor would not.

We specialize in property for the investor and we are feeling the up swing in business. 

Painting seems extremely high, i believe he is charging you $6/ sq' - cut out the painting and get other quotes for that. do not install Vinyl gutters, get a gutter co. to come in and install seamless metal gutters. does the garage door swing out over the treated landing ?

If I continue to swing financing along 10-30 year terms, the medium-distant future is a real consideration for a buy and hold strategy.

If you are betting on appreciation, that swings the equation towards buying another house.

If anyone would like to meet up or go hit golf balls?

I am very happy for a new client of mine that was able to purchase a golf course property in Palm Springs CA way below market value.

Some of the original home builders are coming out of retirement to help, but they won't be the ones swinging the hammers...I don't know where they'll all come from. 

about 125k to get it done.350 - 125 = 225k  and most folks are going to want to make 15% on gross  so right at 55k HOPEFULLY although now a days you might find someone that would take a swing at this for 25 to 30k but most won't.  225k - 55k  and the flipper will want to pay 170k ish for it...

I was looking at Bandon but prices got a little high so decided on Coos Bay which seems like its not too far from the Bandon Dunes Golf Course and the Dunes.