The ultimate value of the property, is a result of the combination of what it costs the REI to enter the deal, and what the REI will exit the deal with...as far as cash is concerned (for both). 

Most of my coaching clients go this route or a combination of smaller units at first, then moving into larger units and partnerships.  

I also like the duplex because you can combine both strategies.

Duplexing up means combining the 2nd floor unit with the attic, Dupexing down means combining the first floor unit with the basement. 

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Thanks$80k per month each is almost $2 million/year combined so the first thing you have to ask yourself is, does it sound reasonable that someone who makes that level of income wants to live in your rental?

I'd bump up Repairs and CapEx to at least 15% combined. 

Most any loan you could get would still require 20-25% down for the purchase and rehab cost combined do sounds like your still a little short.  

Your money would go much farther and you would also minimize your risk. 1 asset with an 82K investment will be recovered in 12 years.3 assets with a combined 82K investment will be recovered in 10 years.

Rankings are based on a combination of those three categories in 483 counties around the United States with sufficient data to analyze.I don't think they are taking account the most important factors, which are are exposure to most effected industries.