Large Cap Ex Items Doneregraded and paved driveway and all of parking lotAll new vinyl replacement windowsVinyl siding on both buildingsBuilt: less than 35 years oldGarden Style, 2 Buildings, one is 6 units, one is 8 units(efficiency apartments)I look for 10% 1st year roi based on 25% down and closing costs to buy property.Current Income-90,000 (current owner assumes 15% vacancy rates to be safe)Current Expenses-57,000( 2018)I see a potential for income to be- 95-98,000 within next 18-24 monthsExpenses-I calculated at 51,000 within next 2 years including the below metrics.All trash removal costs, property taxes and insurance costs were factored in as well.10% cap ex11% M and R(turn overs were included in this figure and 1/2 months rent paid to prop. management company for screening new tenants and placing them)6.5% current property managementI calculated my cash flow after paying mortgage and all the expenses was around 5,800$ per year.  

It's a 5 Br 2080 foot duplex without central air or paved driveway.

There goes the neigborhood: Oregon Defies Logic With Statewide Rent ControlIt is often said by cynical economists and political commentators, usually of the right or libertarian persuasion, that the road to hell is paved with good intentions.

The coping and any paving around the pool count fully as would a pad for the pool equipment.

well you need to think like a developer.. and back into what the land is worth.so how many lots can you get  that depends on what is standard for the area  are they 10 k sq feet or 5k sq ft.. you have about 70k sq ft to work with.. take out about 30% for roads again depends on design standards  .. so maybe you have about 40 to 50k sq ft  now lets say they want 10k sq ft lots so you have 4 to 5 lots.. now lets say shovel ready lots in that area are worth 50 to 60k each.. which is probably not to far off for MI .. and in our area we pay 35 to 40k per lot to bring in all utls and pave the roads then you have to demo the house.. 

water, sewer, clearing the land, landscaping, paving, etc? 

Unfortunately there is a perception that in California the streets are paved with gold, so people justify their own bad behavior.

Ideally, the three of us would team up and (slowly) start building a portfolio that can ease my father's retirement and eventually pave the way for my sister and me as well. 

There's a turn in my life that happened that paved the way to what I hope leads to success.

Here's a breakdown of local crime stats, on a per-neighborhood basis.One step you could take is to plug in the property address to the Alameda County Assessor's website and see if the city or county have recently levied any special assessments for things like street paving, sidewalk repair, etc.