We ended up opting for a heloc but two months later converted the duplex to an str. 

Hello Colleen,I am not sure about RI Lead Law, To replace window is not to expensive fix, but if you have a lot of windows to replace it ads up.... 

Find a qualified agent willing to work only on a flat fee to write up the contract and other legal requirements.

If anyone has experience or is getting starting buying properties in these locations and wants to connect to use each other as resources for this journey, hit me up.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

I wound up finding 3 from a person who had ordered the wrong size and couldn't get a refund that just happened to be the very specific small size I needed with an arch.

Example:-------------------Tenant A - Grandma Millie's Sewing ShopBeen in business 1 year, decently profitable, signs 5 year lease.Rent = $60,000/yearTenant B - Eye Doctor office.Been in business 5 years, quite profitable, signs 5 year lease.Rent = $55,000/yearTenant C - Subway5 year leaseRent = $50,000/year-------------------If I assign the following Cap Rates, I get these building values:Tenant A / 10% cap rate60k/.1 = $600,000Tenant B / 8.5% cap rate55k/.085= $647,000Tenant C / 7% cap rate50k/.07 = $714,000(or even $45k at 6% cap rate = $750k)-------------------I just made up all of these numbers.  

I met the owners during the walkthrough, and ended up hitting off with them, and they wanted me to win the property in a multi-offer situation.

A lot of newer investors get hung up on the items you mentioned.

I'd follow him on IG, and show up to the meetups they host.