Also, make sure you have a great property management company who can be your "boots on the ground".

Also would you focus on a specific target market you are familiar with and know the comps like the back of your hand and have boots on the ground ?

some roofs, tree damage and trash strewn around. 

My duplex - built 1989, 2,060 sf, 2 bed/bath, 1 year old roof, value if I subdivide (county already approved) and sell each separately $150k each ($300k total)Investor duplex - built 1995, 2,300 sf, 2 bed/bath, 5 year old roof, value around $310kThe investors initial request was for an equal trade and they would pay realtor fees, which I replied wouldn't be equal due to buying/selling costs (recording fees, title insurance, closing fee, survey, inspections, loan fees, 1031 fees, accountant fees, repairs), taxes would increase due to new sale price, I'd trade a 3.75% mortgage for a higher one, and I'm on the 10th year of a 30 year loan so resetting that to a new loan would restart amortization and pay more towards interest.

Look for properties with updated roofs, electrical, and plumbing.

I'm totally good with some sweat equity but I'm not in a position to do Roof, siding, structural repairs and such.

Purchase price: $260,000 Cash invested: $120,000 Sale price: $535,000 Complete gut, new front and rear walls, all new electric, HVAC, plumbing, roof, deck, windows, interior What made you interested in investing in this type of deal?

You put on a new roof for $30K but the market won't pay you a $30K premium just because of it. 

Fortunately, all major capex are in great shape (roof: 5 years, AC: 3 years, siding: 6 years).I just wanted to say a big thank you to the BiggerPockets community! 

Hey Anthony, in that case I would probably invest out of state and find a partner in that state to be the boots on the ground.