Be sure to use a chunk of that money as a "reserve" for emergency maintenance issues.

@Maria Espinoza, beyond vacancy, which I was actually thinking is tight, but probably close (average tenancy 2-3 yrs and 2-3 week turn around between tenants, is not far from what I have seen), but I agree with Mike, most lenders will not use 2% and default is 5%.The bigger potential issue I see is your repair and Capex reserves.  

.$10,000 can barely cover the cost of a $100,000 real estate purchase assuming 3.5% down and another $6,500 that goes towards closing costs and 6 months of reserve that the bank will require.I would consider saving up another $10,000 before considering a real estate purchase, atleast this way you would have more playing room with what you can buy and having more contingency funds.

Expected net profit from sale: ~50kRent: $1,800PITI Payment: $930So even with conservative reserves (30% = $540), I can pure cash flow about $330 by holding. 

Good job on getting the $100k saved...that's a solid start in a lot of Midwest markets on a small MF property like a duplex...with room for reserves.

They're on month-to-month with long-term tenants who haven't seen a rent increase in years.Have a nine (remaining) day period to gain access (due to tenants), assess conditions, and either continue or pull out of the deal before earnest money is due.The problem we're experiencing is that buying as a package strains our liquid reserves to an uncomfortably tight level.

On that note, I would also encourage earmarking capital to support the deal if things go wrong in the form of a designated reserve fund.

You are reserving less than $1,200/yr.  

Just make sure you aren't taking on too much risk and have plenty of reserves.

I didn't realize that this was going to turn into a post.To answer your question: 2 of the 11 have already liquidated1 as a short sale in Skokie, IL1 sold to a 3rd party at the sheriff's saleOf the 9 remaining:1 is an RE about to hit the market in Fairview Heights, IL1 is a DIL in Park Ridge, IL1 is waiting for confirmation of sale in Berwyn, IL4 have upcoming sale dates (including 1 in Harvey, IL)2 are pre judgment