You can calculate your purchase cap rate and see how price will change based on 25% increase in revenue, but reality of it - duplexes are appraised based on comp approach not on cap rate.

And in some places like Washington and Maryland you can pay an additional 2% in transfer taxes and if you sell to someone who is using FHA you give up yet another 2% as concessions.It's a good reality check for people.

I would spent many years in pain and confusion on attempting to figure out what was wrong with me and why I could not accept the reality that to live meant to spend most of your time working toward something I felt was wasteful.

If the house is good and the price is right, you'll find a buyer. actually I don't think you have too... but its worth checking but the neighors in reality will probably tell prospective buyers 

I basically started with 8% vacancy10% PM5% capex10% maintenance+ T&I came out to a little over 50% expense ratio. in reality though I run closer to a 43% expense ratio, and every year will be different so you gotta keep a rolling average.Also, few markets are going to yield a consistent 3% annual rent increase, and fewer are going to yield a 3.5% annual appreciation IMO so don't rely on any of your profit to come from that.

Based on my current reality any deals I do in my area are going to have to be creatively financed. 

@James Wise bed bugs are an unfortunate reality in the apartment investing community.

@Eliza GreenwoodHi Eliza,I have not found a personal CPA that I can recommend, I started working with a reality company and I use their accountant.

It seems like your mind is going a mile a minute, don't create false realities, or "what ifs".

When I am on the buy side...there has been numerous times my client gets the property even though we are not the highest offer because A) Im bringing buyers to the table who are not scared off by the inspection both because I prep them for the realities of it or they are investors who are not doing the inspection, and B) because I work with great lenders who close, close without issue, and close on time or early.