Sounds like a commercial loan is your only option but interesting situation! 

@Kyle Jiron Just curious on your message above for action plan / investing plan ,  your phrasing made that sound like more of a solid thing or were you just referring to generalities ?

That being said this refi launched me into a very good cash flowing 7 unit so I feel that it was a the right choice.I would agree, sounds like it was a huge success. 

This sounds like a great idea.

Listening to people on BP talk about distressed or under performing properties, it sounds like the approach would be to cut expenses by passing utilities on to the residents.

If that sounds like a challenge you want to take on, then there can be plenty of financial rewards. 

It sounds like the turn around time will be a lot quicker on the single family.Also, how desirable are duplexes in your area?

And I don't see supply catching up anytime soon -- sound off if you don't agree, maybe you see something I don't.I read in some other threads here that the new stuff being built is the newer/nicer and larger scale MF units, and obviously that is going to rent at higher rates, being newer/nicer and all. 

The exception to that in my mind was if you planned to do any improvements that would add value to the home, but since you are buying turnkey, that doesn't sound like the case.

Now that sounds exciting and a pretty good business/investing strategy to boot.