Most of the fully empty places are essentially uninhabitable (aka no way I'm getting the girlfriend to live there) due to missing windows/doors, leaky roofs, vermin, etc.

Should the GBA (Gross Building Area) include the sq ft in the garage or should that be left out when figuring GBA for a Duplex?

Its cash out the door, but its really just a transfer from one asset (your bank account) to another (your equity in the property).

There is also a 4 car garage that can be rented for around $1000 a year.

This was especially important to us because this house happens to be two doors down from our residence and we didn't want to spoil neighborly relations.

.- i am at 8 and i can get just two more before i max out and can't get mortgage- 80k will get me a dumpy 1 triplex or ok 1 duplex that rent out for ~500 per door- 80k will be around 2 houses for downpayment and updates before it runs out- even in the summer i am having a hard time renting the latest one at $1125 (after a month without applications), so i am sure that is affecting my thinking as well.thanks for the suggestions.

Thanks, ive bought and borrowed many books, and still dont feel like i know enough to get my foot in the door.

Man, it seems like you already have 2 feet in the door!

I put the 48 Hours to Vacate notice on the door.

Calling the institutions in your area regarding your tenant might be a good door opener for you when you explain who you are and ask how you can help this lady.