Property Details:currently a duplex, potential triplex conversion.Asking 289kRealtor says I can get it for 275kMortgage of 1238$ (5% down)expenses of 1244$ if a duplex 1309$ if a triplexIncome 2600 if duplex 3100 if triplex.Cash flow 50$ total if duplex, 550$ total if triplexThe city supports me turning into a triplex there is not need to change the structure of the home there is room in  it. 

Can the property support the $2,000 as an expense.  

You are protected up to $250 individually and $500 as a couple based on my understanding and opinion, keep the orders and the documentation that supports the timeline because you're likely to have to prove it several times but I dont think you have much to worry about. 

What CMS or other software have you used and that has worked best for you that allows you to both manage your leads, and supports SMS messaging?

Also, I would confirm that the rents are accurate and they have leases or previous rental history that supports 1100 per month per unit.

No matter what the economy is doing, torture your data until it supports one of those outcomes. 

@Lloyd SilverFort Myers is healthy.

Be sure to go at least 10% on Cap Ex Reserves since, as you said, there is a lot of deferred maintenance.Also, be sure you get an accurate, 3rd party appraisal that supports the sale price. 

You have to accept a person who has a trained service animal even if you have  a no pet policy and now even an emotional support animal. 

I fully support the condo/apartment path, but the SFH inventory opens up a lot of options!