The measurements work out, as there is sufficient width in the lot while maintaining the standard setback distance on the block.

My LTV at purchase was 70.5% Last year: GSI =68400, Expenses = 18900, net op expense = 27.6% including mortgage.CapEx reserves are non-recurring so, IMO once established they are no longer deducted from the GSI.

If you put 20% down and finance the rest, just from working out the calculator with standard numbers at $1100 rent I show it as negative cashflow. 

From what I have seen, appraisals run on comps in the area according to three things: square footage, beds/baths, and whether the property is in 'not-good, standard, or good' condition.  

Once you have an FHA loan you are not allowed to have another FHA loan unless relocating a great distance for work.Now that you have exhausted your Low Down Payment Options (Portfolio Conventional and FHA Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Keep in mind that this 4 step process I outlined takes time (anywhere from 1 to 10yrs depending on the person) so keep the big picture in mind but don't let it stress you out too much.

This seems to be fairly standard by property managers when they are giving up on your property; stuff the landlord with some ridiculous quite and hope they go away.Find out what the problems are and start getting real quotes.Carpet, you were onto a loser in the first place, but don't underestimate how good a professional carpet cleaning company can be.

@Joe Splitrock 6% commission is standard with most big banks and I see it paid out daily.

Most banks/lenders will want the LLC to be a single asset entity or SAE on a standard commercial deal.

You are held to a higher standard as a real estate professional in everyone's eyes if something goes south.

Would this actually be a tax deductible use?