Can you, and do you want to, absorb the (negative) cash flow since you'll be on the hook for the full mortgage cost and all expenses, even though the project shows a positive ROI.There are some tax implications for this as well, you 1. are effectively paying yourself rent with pre-tax money which offers some discount and 2. generate substantial mortgage interest deductions at the price level listed.

Is this Duplex a distressed property that can be purchased at a good discount?

Try and sell for a discount to another investor or even the possible home-buyer who has their own lease commitments

Notes seem to be a short-term pursuit, unless of course one invests in long-term notes.Having property allows one access to capital at a discount to what notes would bring so borrowing a little and using cash to buy notes and make loans seems like a logical direction to take.Searching for local notes brought me to a company named Fairfield Financial that seems like a good place to search out this type of investment.Hear younger people say they look forward to when they can just make loans.

In reality who knows what will happen.I wouldn't discount appreciation completely.

If you bought a 3 bedroom ranch for example for $xx,xxx and the comps in that same area are all X% higher (you have to decide what % discount you desire), then you may have a winner.

It was the traffic master allure cherry for $1.79 sf. minus the usual contractor discount.

I found this eliminated 90% of potential buyers, the ones remaining wanted large discounts.

I have an HD Pro Account and was given an 18% discount on this relatively small order in the "bid room", so I felt pretty good about the price (effectively $2.28/sq ft).

Incidental to this, I like the technique of controlling a property by buying the second at a discount when the margins allow for it and as an investor I look for situations like this.