Using the average rental income of $1000/month;-Mortgage: $171.88/month-HOA dues are $238/month-Property taxes $126/month-Insurance: $100/month-Maintenance (15% estimate): $150/monthThese expenses amount to $785.88 and before factoring closing costs, light rehab, vacancy/contingency.On face value I thought this would have been a great deal- $55k units and $1k rental income per month. 

Also factor equity paid by tenants and the tax benefits you will receive.

So many dependent factors.

The lower the price point, the increased risk factors.

I'm assuming you plan to self-manage, however if you consider the future you may not always want to self-manage so it's a good idea to factor in management fees when looking at properties (typically I use 10% as a management fee amount).If I use $285k purchase price with 4.990% rate and 20% down, income of $1981/month, expenses of $250/month, property taxes of $3,100/year (per your calc), insurance of $150/month, vacancy of 8%, R&M of 7%, CapX of 10% and management of 10% then I calculate you'd be a negative $593.76/month in cashflow.

., I would be cash flow positive in roughly 2 years (not factoring tax incentives, etc.).

., I would be cash flow positive in roughly 2 years (not factoring tax incentives, etc.).

My wife is finishing her degrees at UW and I will be commuting early in the morning to the ferry.

Just looking for the x-factor that sets some agents apart from the rest. 

Alex,If you are not local to the duplex, there is another factor in the value of a public adjuster.