The buyers have to jump through many counseling hoops for 6 to 12 months, they are a pain to deal with and very rare that any will ever close.

It's rare that I would have a completely empty duplex, 3 plex, or 4 plex, so for the most part I'm covered.

Partnerships rarely end well, especially if no previous relationship. 

I think their best bet would be to find a way to combine that unused space into one of the current units.  

That will allow you the best chance of getting 100% of your cash out.If your ARV and the Appraisal are $200,000 (They rarely are the same)All-in costs should be $140,000 (allowing $60,000 in forced equity growth).  

I'm like you raring to go.  

It means they are not operating the property correctly, not reporting their expenses properly, they are owner operators and do everything themselves on the cheap, or a combination of these.Put together a pro forma based on how you will run the property so that you can get more comfortable with your numbers.  

Unfortunately the economics combined with the compliance limits non-accredited investors to one of the following types of scenarios with things as they exist today:1.  

I rarely (maybe once a year) have an emergency and it is almost exclusively HVAC related.  

However, you need to make sure you understand you are talking about combining two separate strategies.