Is that purely a function of what the market (I'm in the Houston area) will bear?

In that case, I agree, they're not (pure) BRRRR candidates.

@Ryan Turian, best I can tell duplexes are very difficult to make work as pure investment properties for 3 main reasons:There are only 2 units over which to spread the fixed cost (costs the same to mow the lawn at a duplex as it does a 4-plex)Duplexes are the most desirable to owner-occupiers (non-investors) so they tend to go for higher per-unit prices, but that doesn't necessarily translate into higher rents.Zoning laws mean duplexes are more likely to be in more desirable neighborhoods, increasing sales price and making them less likely to cashflow.For the analysis I've done, duplexes just don't make sense as a pure investment unless you get a smoking deal on the purchase price.I think focusing on 3 or 4-plexes, combined with BRRRR is a better way to go.With regards to your questions about CapEx, etc.: Yes, analyze the deal just like you weren't going to live there and see how the numbers work.

IMO this sounds like a purely cash flow opportunity if the demand is there.

Yes, from a purely return figure stand point, that logic works. 

The issues are purely sagging floor, cracking joists like you mentioned.

But, again, the photo / personalization is pure gold. 

This is the end of the joyful parts…Until it didn’t…contractor has been MIA and not productive at all on a consistent basis.

It's never a safe bet to make a play on purely appreciation, but the goal would be finding something that could be cash flow neutral once we move out of the property.

Hi @Joy-anne Naughton and welcome to BiggerPockets!