One way to protect the bank is to heavily scrutinize applicants when they want to bring very little cash to the table. 

That's a pretty unique question you have there. - Duplex pros: Its going to be quicker, cheaper, and save you a small chunk of change immediately due to a lower mortgage.

The $400 for an appraisal is well worth it to make sure you don't leave money on the table.

It sounded like in the beginning you were hiring college kids and paying them under the table to do construction work, you later clarified that they are employees, and they are supervised by higher skilled employees. 

In order to make a profit, you need to bring something to the table. 

Hey guys,I have a unique opportunity to purchase a 20 unit for $350k all brick buildings from a bankruptcy.  

Don't get me wrong, I have been in construction and real estate my whole life, so I could at least bring experience to the table, but I didn't have to put in any of my own money.

But @Mark Gagner seems to be doing well with it in TX..Regarding other "appreciation" markets, Austin has been on fire, and has some unique "hot" characteristics like the job scene, tech, desirable for young folks, location, etc.

The simple fact that the 50% can move from 100% to 10% depending on a host of variables unique to each particular property makes using this rule kind of pointless in my mind. please correct me if i am wrong here.

if you could sign a contract to be the listing agent. if you can bring private money to the table.