However, for buy n hold instant equity is tough to pass up and 80% of ARV is pretty good. 

Yea we tried an fha last year got into a promising contract (we were using a IDA to fund the closing and part of the down payment) on a short sale n a big bank decided to throw in one last request (to the sellers) at closing and they wouldn't budge with the seller on it so the seller got up and walked.

Let try n make this work

Investors hopefully are somewhat smart in their purchase and an investor considered it a good purchase; one they expect to make money on.If the cash flow is about the same or better than the duplex then you are likely near the top of your area on cash flow.Note that if you have $40K instant equity but the duplex cash flows a few hundred more each month then the duplex with no instant equity will be the better long-term buy n hold.If the purchase shows to be a good investment they you need to figure out the way to finance it. 

Hello @Tim Wang and welcome to BP and the N Austin area. 

@Thomas S@Roy N.

We've got one on 12th Ave N that we had to go all the way through the sidewalk process with. 

@Roy N. thanks.

I said what Khan said except more BLUNTLY and concisely.AT least op could have given his income.  25k wholesaler uses the hope N pray method a lot more than the 150k wholesaler does......................hehehehehehe.Im not a hater i just see the realities of life and many here see only peaches N cream as they start out investing. 

like electric n heat etc.