Well as it turns out the tenant isn't staying... so while I am bummed at needing to fill two units right off the bat - I am glad to have a clean slate and to be able to dictate my own terms

North FloridaIt varies on the quality of product, areas being installed, floor prep?  

If there was a Foreclosure Auction checklist that one must do for a successful clean transaction, how would it look like?

@Charles HeuerWhether you're in Phoenix, Sacramento, or any other market out there, tenant patterns are generally the same:Single Family Home: Best quality tenants, and longest term too.

I am open to "paying up" for quality but don't want to overpay.4) who do you know that is successfully leveraging a personal assistant? 

Tenants keep unit clean $35K MLS-2180280532730 Berrell - 3BR 2 story -  Long term tenants, $645/month, pay well each month, unit will need rehab (windows, floors, paint, probably kit/bath if desired) $32K MLS- 2180280611776 Republic Ave. - 2 BR flat with full basement, somewhat finished Vacant, needs rehab: Kitchen cabinets and counter are in good condition, unit needs flooring, paint, tub kid, 2nd bath in basement, upgraded elec. panel- $15K MLS - 218028374

For a duplex, IF utilities are cleanly split, I look for more like a 1.1 to 1.15% MROI since they don't have the market gain potential and are usually sold to another investor.

@Jonathan Tang same thing your saying if you get them on the phone you know script depends on home and situation, but i'd say i focus more on the quality of the leads i'm getting in order to achieve the result. 

You have e some unique real estate specific qualities.

Tenants in one unit are great people and clean but are paying under market value.