@George Patrick okay I went with my friend hes a realetor to see a foreclosed house, did my homework, comps, etc.

Say you have a dedicated amount of money to invest and that can get you a few smaller unit rentals or you can buy a big (#) unit apartment building. assuming you did the math correct and had enough money to only invest in one strategy which route would you take.

If you buy a $200k house at 50% ARV (100k) and it needs 100k in repairs then that’s a horrible deal.If you are saying you want to buy a house AND repair it and have your money into the deal at 50% ARV you are going to be spending a very long time trying to find a property that fits that criteriaGoing off a percentage is also a horrible idea as 75% of 100k is very different than 75% of 500k.Figure out how much effort, how much risk and how much you want to make and work the math backwards

I've been doing my homework, reading, and looking at properties as much as I can.

Cash flow with a duplex may be harder, as most properties where the math makes sense have been purchased by flippers/developers.

If you want to post the Schedule E I can run the math in like 30 seconds and "show my work" if that would be useful. 

Do you sound like you've done your homework and know exactly what you're looking for? 

Do your homework, and if the numbers work, then yes, now is a great time to buy.

Am i doing the math right and how does this look? 

Even if I have to wait 6 months to refi the math would never work out.