Let's say you have no 4-plexes comps in the area but there are duplex comps:1) 2000SF duplex #1 sold for $200,000 -> unit size: $1000SF2) 4000SF duplex #2 sold for $300,000-> unit size: $2000SF3) 1200SF duplex #3 sold for $150,000-> unit size: $600SFlet's assume to make things easier they are all the same grade of quality and they are all leased to tenants at market values.Duplex #1 sold for $100 per SF and $100K per unitDuplex #2 sold for $75 per SF and $150K per unitDuplex #3 sold for $125 per SF and $75K per unitNow you have numbers you can compare to your 4plex.

The majority of the inventory is studios and 1-Bedrooms (in the cities).Conclusion was essentially that Baby Boomers are down sizing and Millenials are going to need small Single Fams and this is going to create a huge demand for "Work Force Housing" for the next 10 years-ish timeline. 

Sure you can do the deal with a contractor or another investor, but then your renter/buyer pool shrinks in size.

Only you know how often you were hearing about Vegas back in the day.As for the statement about the music stopping and out of state investors over-running the city and fighting for a limited number of residents, I prefer this term to tenants, without understanding the sheer size of the city, the demographics, the dynamics that drive not only the rental but also the investment demand and the delivery of those services, this is just a statement thrown out with no context.  

Examples include: relocation, school district, size, single story vs two story.  

Do people there REALLY pay $640k to climb 3 flights of stairs 20 times a day, on lots a quarter the size, with neighbors literally on the other side of their bedroom walls, just because it's new?

Independent cost segregation firms have brought the costs down considerably and now any property owner can get a cost segregation study for a few thousand depending on the size and complexity of the property. 

In the chart above, I highlighted the Closing/Down Payment Assistance at around $28 a month for 30 years as an expense.

I have plenty of cash to put down the 25%-30% for several deals of the size I typically invest in (SFR in the $90K-$130K range), but would be interested in a larger deal if it passed underwriting.A local investor is selling a group of turnkey SFR rentals.  

In our case we sent inquiries to people in our area with similar sized homes and amenities and they were very forth coming with occupancy rates, time commitments and wear and tear questions.