Citizen you don't get 5 million  U.S. dollar tax exemption and it doesn't seem likely possible  to have an workaround for this (e.g. living trust)My dad, who is age 65, doesn't speak English ,invested about 7 million U.S dollar worth of property  in commercial and residential property(houses, stores, offices) , from his personal fund a few years ago, investment are doing fine  ,however,   recently  I discover that there  is no way for him to leave his asset to me after he passed away without an heavy tax because he is Chinese national, I asked with my dad's   accountant ,property manager, and Everwill , they have no clue how to solve this problem and Everwill told me the living trust will not able to help on estate tax if he is not a U.S. 

This is why so many invest in buy-and-hold properties; we continue renting it whether the value goes  up or down and it doesn't really affect our bottom line.

I would think 10% is too low since that doesn't take into account the 1-month rent you pay to find a new tenant.

That doesn't give much wiggle room for unexpected expenses (or expenses that are more than your estimates). 

I’m trying to understand why someone would buy this type of duplex if it doesn’t cash flow. 

She doesn't know of anyone else, so I would like to solicit recommendations.

Money doesn't ask about sexuality when it changes hands.I know I'd be considered a completely sexist jerk to give the same advice to a young woman interested in this, find a good guy to be with, but the numbers are really hard to argue with.

The state of the economy doesn't really matter in my kind of scenario. 

Troost/Paseo Corridor and Northeast are two of the hottest areas and that doesn't look to be changing anytime soon. 

So a blanket policy that disqualifies everyone with a felony conviction doesn't make sense.