Lowering their temperature certainly leads to longer term tenancies. 

Looks like there are a lot of lower priced foreclosures in your area too. 

It could be that the demographics for the area is lower income families.

So, if you want to refinance in the future, it may not add anything to your valueDuplexes may appraise as less than a single family house and thus you might even lower your value.

If the seller says "well you wrote as is so I am not making repairs or lowering the price" you can legally respond with "ok, later"

That being said, on a cash out refinance, you're going to get the lower of 70-80% of the purchase price or appraised value. 

I spoke with the agent about why, and she said there was a second offer for cash - a lower offer, but it was cash and cash is king. 

cap rates at historic lowes, so i think your asking....can they go lower?

You want someone doing at least 30 transactions a year in a lower priced market.

That's an example but something in the middle ground that works for both of you.I'm a bit non-plussed with some of the large multi-family syndicators who like to talk about how they can force rents up for lower income people and in almost the same breath talk about how they help the same people with their charity...I think, like everything else there is a productive middle-ground where you can earn good returns and not force people into bad situations.