Not a bad plan, but I wouldn't count on being able to refi out and do it all over again. 

Some of them have several hundred comments all from investors who've had a bad experience as well.

They can raise them at any time and that can really mess up all of your numbers...what seemed like a great deal can quickly turn into a bad deal if the condo board starts jacking up HOAs.  

In addition, I would make sure you have created a rental criteria that outlines income and credit requirements as well as how you will treat those with a criminal background or eviction history.

In the Temple area I know of two investors that lost fairly badly at that game; due to low demand.Yes, to renting to students and yes, to your smart observation to keep all markets available.

Or are these duplexes in really bad shape and you're bringing in your own rehab funds?

I very bad with numbers, but I gather from your email that you think that instead of taking a capital gain loss it would work best for me to do a 1013 exchange...that's why I mentioned RealWealth Network because in NY state market my net gain of 570k would not allow for the purchase of a large apt. building.thank u so much again for your input!

Lists are going to get bad reviews because they can really be hit or miss, there is no guarantee that anyone will respond to your mailer.

I know CAP Rates are only a quick reference, but how do you "quickly" factor in the expenses to rehab a property showing high CAP rates, or do you treat that like you would on SF flips/rentals where you deduct rehab costs from the Purchase Price (which I don't think is how it works)?

Also, co-dwellers will tell on bad occupants.