@Kavin Kuykendall, I want to commend you on putting in the work to make your REI dream become a reality. 

Kinda need some support or a reality check for my expectations. 

I predicted that "we are now in a buyer's market," but reality is that it feels that we're settling into a "balanced" market. 

probably not the most popular opinion but my personal belief is that saving the 20% is a waste of time. if it takes you a year to save up that much money the market could go up, interest rates could go up, you're missing out on tax breaks and the reality is you're going to be living in one side of the duplex and renting the other one out to cover 80% + of your mortgage.... kind of a no brainer in my eyes but everyone has their reasons.... if the numbers work, I don't worry about PMI

I think if we present the calculations and the facts he'd be willing to come back to reality on what he thinks it's worth, especially with such low-paying tenants right now.

Most sellers are not running a sophisticated operation with duplexes where they have professional P&L's & things of that nature.The reality is most of these assets are owned by mom & pop landlords & they are going to vary based on who is operating them.

Walkability is critical.Investment returns are not my primary driver and I’m familiar with the reality of low rent-to-price ratios as I used to live in NW PDX in 2010-2012.  

Thanks @Jeannette C for the reality check!! 

Wear and tear, maintenance, kids, blah blah blah.In reality these are the safest areas to invest.

@Michael Vaughn ROI is your annual return on investment but does not indicate what your yield (what’s the interest rate your money is making) which uses a time value calculatorThe reality of it is those calculators are so sensitive and based on when payments come in and out they should be used as a range / basis to determine bid price to evaluate approximate returnsBe happy to also discuss offline if this is confusing