Burn with passion for your kids and let that fuel you.

You don't want to burn your bridge with the Realtor who is going to make you one of their top clients.

@Jon Burns i have bought 5 hoarder houses this year.. all of them Extreme a normal human could not walk in the home they stunk so bad .. you have to wonder how the people live in that environment without coming down with any myriad of diseases .. for those reasons I think mold is totally over hyped these folks live in petry dish's surrounded by black mold and seem to keep on ticking.sure sign is when the living room furniture is on the front porch even they can't handle the stench.One I am working on in Lake Oswego right now.. ( and I wish i new how to post pictures on a website) we are 8 40 yard dumpsters and we can now just see the house... all of these the houses are beyond salvage.. all of them took a decade or longer to become this way.the folks living in them just ruin their asset.. we buy these at HUGE discounts to market.. as they are lot value MINUS demo cost then some. 

Looking for $50/sqft will lead you to nothing in some areas and will burn you badly in other areas. 

., house burns down and insurance pays out), etc.Remember, the agreement is pretty much unnecessary when things go well; it's mostly for when unexpected things happen. 

With where the market is now going under $35k for a Cleveland multi you are really just picking up unwanted scraps.

No way a property in an upper middle class neighborhood sold for that in Austin unless it was burned. 

Now I sure don't have $125,000 sitting around burning a hole in my pocket...

The REI meetings here are filled with people you have burned. 

Some numbers below260k Duplex 2bed1bath each side Mortgage - 1750 @ FHA 3.5% (roughly)Rent 1200 (one side)both units have potential to finish basement to add additional bed/bath, would bump rents up to 1450 That's just stupid :)You are doing a hack to offset your burn, not to eliminate it necessarily.