Changing title once you're in escrow will delay loan funding, however.I would consult a CPA regarding your specific situation.

I Think $100K is a good starting point for a duplex in a solid neighborhood, with minimal work.

In my experience, which is minimal, the real estate agent & broker can be (not in all cases) very egocentric.

Of course with enough equity created, or with enough positive monthly cash flow, along with enough capital, I could afford to deal with delays in finding buyers & tenants, and still be profitable.  

The idea is to minimize risk wherever possible and we civil engineers specialize in recognizing risk because we've been screwed by every rule you can imagine.

The cash flow is so minimal anyway!!

My goal is to buy and hold, cash flow with a $1,000 a month and aim to refinance to pull initial investment back, pay off lenders and use equity to rinse and repeat.Heres what I got;Property: Triplex in Lauderhill, FL - Advertised by wholesaler3 bedroom 2 bath - 1200 sq feet each unit advertised with rent comps at $1,500- $1,650 (realistically should be $1,000-$1,200)Listed at $249,900 with direct comps sold up to $300k - $315k in 2015.Estimated taxes $6,000 a yearEstimated insurance $2,000 a yearEstimated maintenance $2,000 a year100% Vacant now with 2 potential squatters according to wholesalerProperty is in good shape minimal rehab area is about a c+ near turnpike will be seeing property in person tomorrowLending:  HML - offered from mort broker - estimated payment - $2,000- $2,100/monthly (P&I + insurance+taxes) for $250k loan2 points upfrontno prepayment penalty  7% interest80% LTV20% downAppraisal $500Bank - From Guaranteed Rate - Estimated payment $2,200/monthly for pre-approved loan at $300k5% APR30 year FHA (option for 203k loan) 3.5% down (first time homebuyer) informed can cash out refi for up to 80% of equity after 50 days from HML closeAlright so my intent is to buy it cash with HML, aim to have tenants within 3 months, and cash out refi by the end of those 3 months.

Sometimes there are title issues with the property and that delays the closing.

I know the values of properties throughout Miami are inflated (due to foreign investors buying up everything, even at minimal CAP rates).  

Depending on your living arrangements, if you can find an inexpensive duplex where you could live in one unit and rent out the other, you'd be well on your way to smoothing out some tax bumps (and minimizing your living costs).