What you will find is that there are more duplexes that will attract professionals as tenants than four families: moats have been built as affordable housing in clusters and are typically 1 or 2 bedroom units.

Owner occupying may allow you to put little down especially if your current property has decent equity built in.

Often banks in smaller towns aren't going to be as competitive as we have to be in Chicago. 

With the turnkeys too comes a lot of built-in expertise--neighborhood selection, property selection, rehab, etc. 

But Monday is a long tIme from now AND we will be out of town on our first family vacation in forever. 😢)

You've basically built yourself a job.

I’ve been going back and forth between whether I want to wait until I have the funds to purchase a property for this purpose vs obtaining a lease and subletting that property when I am not in town (with landlord permission of course).

Here are the properties that have interested me (not sure if either are section 8):Duplex built in 2002 consisting of 3/2 1050sq/ft each for $94,900Currently both units occupied with $670/month leases (not sure of the lease terms).New roof in 2015, new Central A/C units in 2013 and 2015.Outside looks good, inside looks clean with decent kitchens (basic L shaped) with laminate counters, tile floor in kitchens, what looks to be berber carpeting everywhere else.

For example, if the average occupancy of 1970s built properties in the sub market is 90%, you shouldn’t expect your 1970s built property to sustain 95% unless rents are below market—no matter how good of an operator the syndicator claims to be.

we do a lot of infill building.. this only works in HIGHLY desirable areas @Wayne Brooks  as Wayne states not sure were your thinking the value play is here.now there are plenty of folks that buy cheapo lots in FLA like Lehigh acres then sell for a few grand more on contracts those are the land flipping guru's you see that's what they teach.. and there are millions upon millions of lots available for this type of activity generally in FLA  and West Texas  AZ CA and other areas that had massive land speculation booms in the turn of the century.. think Lancaster Palmdale in CA there are million plus platted lots there that get traded around at tax sales every year.to find land with value to builders you need infill in established areas.. close to down towns.. in areas that are regentrifying .. lots that have shadow plats beneath them. or you can split using a lot confirmation technique ( common in Portland)  you need to work areas of Scarcity ..