The Duplex I would like to hack Rents for $695 on one side and $465 on the other for a total of $1160. 

I'm an accountant for a mortgage company so I get to play with numbers and see exactly what my total mortgage payment will be, which is $1715. 

Just nuts but if you can reinvest and make the 10% spread then it totally makes sense, right.

Once I start visiting builders, sending out mailers (I already got my postcards), getting some leads (first open house was a total bust) I will def be digging in with a CRM.

Have you itemized out the rehab costs somewhere else, or are you just estimating $40K total?

Example (Buy & Hold):Purchase price: € 150.000,00Downpayment: € 35.000,00Additional cost for buying: € 25.188,00 (legal, tax, agency fee, cleaning, mortgage fee)Renovation cost: € 10.000,00Monthly Mortgage Payment (PI): € 487,34 (annual interest € 2.267,28, annual principal € 3.581,91)Tax on income: flat 21%Total annual operating income: € 16.111,20Total annual operating expense: € 6.060,00Question:How do you calculate cash on cash return (ROI)? 

I to be honest don't know if that price is ok my numbers work out great but I am a noob and could very well have numbers wrong.I know normal duplexes in the area sell for 30k less then this but most of them look like they are in need of updates pretty seriously. this looks like it would attract very nice tenants with proper screening granet counter tops excetera.So with me living in the studio I wrote the rents as 850 each so 1700 total my morgage would be around 619 Now taxes are absolutly atrocious in this area 486 ouch insurance I put as 1000 a year not sure if that would be accurate need help there.so about 560 total between the two.

So the total passed on to a NNN tenant would be $110 for CAMs.

Yes, solvent based acrylic i believe, super stinky stuff but 2 years in on a total shower spray job still looks great.

Total Closing Costs (including commission): $16,637.00Total Profit: $50,179.00 ($209k - $82,184 - 60k - 16,637)Total ROI: 35.29%Total Project time line: 10 months June 2017 - April 2018.The Buyer was obtaining FHA financing.