"Pretty much everyone in a certain area" is not a targeted list and getting a deal from that would be pure luck.  

@Walker Seid - great thread.Could anybody answer if the tax law changes with regards to percent taxed of profit if you are owner occupied v. pure investment property?

And as a newbie, I absolutely did not micro manage the rehab since there were no cost overruns and it was finished timely (it wasn't a big project though) @Nick McKinnis I considered buying a pure turn key property but when I learned that with hybrid approach, I would have some equity from the beginning and wouldn't be paying market price...that was a significant factor in going that route.

This property is in coastal SC and soil tends to be sandy but this property is pure clay.

Hello @Lucas Miller and @Andrew Boettcher :Actually, my point was more pure math.....If I am paying $1400 a month in rent now, and I but a duplex where each side rents for $2000 a month, I am losing money if I occupy one unit just based on the rents.I went on to mention the tax issued that were in addition to the numbers above.Taxes weren't my main point so much as they were icing on the cake.Bob

Now this is purely going from your numbers.

Purely negotiable, what did your accepted contract say?

I am thinking of doing what I can on my own, I think instead of just relying purely on a turnkey company, I'm thinking of finding my own agent, property management, and doing the math myself in terms of income, expenses and cash flow. 

Every extra dollar of rent is pure profit.Now, DO NOT TOUCH THIS MONEY.

Working purely off the rent, I'd do it like this:Rent: $2400NOI: $1200 (50% rule)Desired cash flow: $300 (three units)Max payment: $900Max loan amount / price: $150,000 (6%, 30 years)Now given it was under contract for $180K two years ago, you would want to adjust that downward.