Also got burned 6 figures on another non-real estate related deal. 

@Robert LindsleyThere are many properties that are legal non-conforming.  

@Marcus B Hsu I believe the law states that if a car is parked on a public street (non-gated community) for more than 48 hrs unmoved, especially if its inoperable, the car can be ticketed and towed.

I know this could be a foreign concept to most west coast landlords but out in the mid west deep south its quite common to have the deposit just a non refundable fee .. the tenant already knows they are not getting it back so many landlords just take it up front and tenants just move.. now this is with C class and below generally speaking and for sure most section. 8 

The purchase price of duplexes and quadplexes seem good on the surface but once I enter them in the calculator it’s non favorable.

@Scott Wolf - Wow 5/6 almost non responsive - That's sad to be honest. 

If you want to be safe, keep anything they left for a while in case they come back for it.If all you had was verbal comment that they are leaving, you may need to go to court for possession of the unit so that you can legally throw out the items they left.

. - Do you really think low income Non-SEC 8 tenants in the same neighborhood take any better care of the property?  

and its non revocable that usually limits who wants to use them.. 

The only way around this is to finance as a non-owner occupied property.