For example if the roof on your rehab costs $10,000 to replace but the roof is 15 years old they will likely give you substantially less than $10,000 in a payout if you have ACV but will give you $10,000 with RCV assuming its a covered loss and you met the coinsurance requirements. 

We're a little over 2 years into this project and are now working on exterior items like new siding and gutters, painting stairwells and hallways, etc. 

That's a big plus for a seller being that you do not have to worry about renegotiating a contract if the property does not appraise or if the buyer asks for inspection items to be fixed.

I looked at last years return and filled in my new numbers and it appears that I will have a loss of 1500 over all. 

They may then be able to cut you a second check for any recoverable depreciation that you can still collect.Also, they are not depreciating the repairs, the depreciation is based off of the usable life that was left in the damaged materials at the time of the loss.

You need to make yourself actionable items each day and work to complete them until you find yourself diving in.Feel free to reach out to me if you have any questions!

The number fits my plans but some items I am not sure why they are required.

More tenants to deal with, more items to break/repair in the quad then the duplex.So for me to choose the quad I would desire it to have close to twice the benefit of the duplex (i.e. twice as much cash flow and/or twice as much equity gain). 

What if I am in net loss for the year across all properties?

If you incorporate these items in your tenant application, it will help you to screen applicants more efficiently and filter out the deadbeats.Good luck!