I was 1/12th of the price you have, because I used your Monthly figure; knowing that, you are perfect at $766k! 

Perfect towns for flips.

You sound like you have a perfect level of experience to go in with, since you'll already know some ins and outs with PMs and such. 

You will have to setup, manage and run it, in specific manner, keep perfect records etc and it still is no gaurantee.

My offer reflects the fact that the house isn't perfect because otherwise they'd put t in the MLS.

With only one duplex your taxes probably aren't that complicated, as long as you take your depreciation and expenses related to the property there aren't really other "secret" deductions you can get, any accountant that knows about rental properties will be perfectly adequate if you don't want to do your taxes yourself.

So far working good but not a perfect or scaleble solution. 

I think BRRR is a perfect strategy for Lubbock.

You find the perfect property you want to buy and your old property hasn't sold yet or2.

The system of Controlling real estate and liquidating it fast has been developed over many years and perfected.