BTW, my handyman taught me to love fist holes in walls. 

Need some opinions....We have a rental in TX (we live in CA, self manage)....tenant just moved out and there are dozens of poorly done paint touch ups....like 10-11 walls have badly done hole patch and paint work done...wrong sheen etc.

The market I live in now is pretty expensive the average cost of a half duplex is about 300000$ which makes it difficult to first, come up with the 20% down and second to be cash flow positive.Multifamily units do come on the market at around the 500k-650k range, small 2 apartments I can find for about 150K, both that will produce cash flow.   

Is it possible to get a "smoking crutch" permit so tenants can make my walls all yellow and stinky as well?

I often recommend this strategy to newbies if it's feasible for them.You can use this financing to purchase a multi-unit property (like a duplex, triplex, or if you're lucky a quadruplex) and you're able to count up to 90% of the current rents in the property towards your income.

Hello All, I am just finishing up my renovations to my first Duplex in the Mt Washington neighborhood.

My best was 3 months for a 1800 SF colonial gettinf walls knocked out, kitchen, baths, roof, windows, siding, driveway, boiler, electrical service, not quite a full gut, but close.

Im looking to purchase a group of duplexes that include 10 units on 2 acres and need someone to complete inspections and evaluation of conditions and potential repairs, does anyone have someone to refer in SE Michigan that could do this within the next 2 weeks? 

I started off investing at age 28 by house hacking a duplex and living in one side for about 1.5 years until I bought the 2nd investment property. 

Thanks to BP i have my first duplex.