Thank you All - it's more of a traditional deal ie. going the route of a typical investment that will cashflow just a little in our market (MA) with 25% down - for us it appears to be a good long term investment if we had the 25%.This particular one doesn't need rehab so no BRRR strategy here.I'm curious if there are any other strategies that could be used to paying back a private money / hard money lender after say 6 months with this type of scenario? 

My father in law is a licensed contractor and lives in the area, hopefully he will come as well.Here are two reports I made with the numbers I have, the repairs are pretty general based on just some comparable costs of getting things installed.

The duplexes available in the Boston market are typically in rougher areas that come with another set of issues.If it was your first rental property, which of the three would you go with (all other things being equal - assuming they were in the same quality location).  

I wondered why the City of South Bend would hire an out of town company for the study until I looked at their national client list which includes over 450 reports for builders, developers, cities, non-profits, planners, investors, lenders, small companies and development subsidiaries of several Fortune 100 companies.You can read the report here https://www.southbendin.gov/sites/default/files/fi...The report is mainly about the residential market potential of downtown South Bend but the gist of it as it relates to your question is that on page 5 it states that approximately 60% of the households in the entire City of South Bend are owner occupied and 40% are tenant occupied.The US Census Bureau data confirms this with their latest data showing appx 59% owner occupants and 41% tenant occupied here:  https://www.census.gov/quickfacts/table/PST045215/...

Title report I have access to shows it's a duplex but everyone involved is telling me its a Tri.

Our typical houses costs us 150,000.00, 250,000.00 before ARV where the average house may be $150,000.00 in this area.

Truthfully, I have met part-time agents who reports doing well while working their full time jobs.  

When do you typically list your rentals?

This was reported by the lender and the lender eventually fund the loan.

People don't value what they don't pay for; places that include utilities typically have 10-50% higher utility usage than places where everyone pays.