Lots of people break the speed limit and don't get caught either, that doesn't make speeding legal. 

Im willing ot invest in the neighborhood cuz the area is great but I feel like Im buying my property at its peak and overvaluing with repairs needed and it will drop in the next couple years and never come back up to 200K especially since just last year the neighboring property sold for 110K it was a slightly older duplex with 2 bed/1 bath on each side but still.I think its an okay deal that can go either way.

So if your credit, income, and everything is good I think 5% is very feasible.If you are pretty confident in the repairs & possible rent, it looks like a pretty solid deal - my numbers show peaking ROI of ~12%, but that is with PM built in. 

How about you get a hi-speed internet w/contract (to secure a low price), and in addition offer netflix ($10/mo no contract), amazon prime ($99/year) and/or sling tv ($20/mo no contract).get an appleTV or roku or amazon TV to use the above.I have sling TV and absolutely love it https://www.sling.com/PS you can also have HBO for $15/mo, showtime (I think its $10/mo).

I’ll advise him to talk to a tax professional but I told him he may not have to pay IRS capital gains if he is in the 10 or 15% tax bracket, which peaked his interest. 

Would love to catch up and learn how you got up to speed on the market.Thanks, Obi

It often seems that no matter how much money I offer them, I can't get reliability, quality work, and/or speed.  

I've pondered getting multiple washers and or dryers for the unit or just one super unit that will speed it up for them.I've been able to make their life easier by creating a checklist and color coordinating the sheets to each room, but a choke point usually ends up being the dryer and washer itself.Based on a google search the average cost is around 1.50cents per wash and dry for a load of laundry including the detergent, going off the average bookings I have for just one of my vacation rentals I have around 65 bookings each year, with each turnover requiring around 4 loads of laundry to be washed that's $6.00 in just electric costs, not including the dryer.

File a request for urgency consideration, this should speed it up.

Or maybe just some price stagnation in some of those markets until incomes and the like catch up.I do believe that the lack of new construction during this bust has definitely affected the supply which would make sense why the prices have shot up in some areas and may have created a peak.