@Michael Vu and @Simon Obas, the reality is that in lots of markets (especially HCOL) duplexes simply don't make sense as investment properties.

But, in reality I would hire an inspector to give me a better idea of what needs to be done.What are you generally estimating as repair costs per unit? 

I think part of it is perception not 100% aligning with reality.

what 8 points.. so they will charge 2 points and then junk fee the file up so they are netting 4k .I have owned multiple HM companies over the years you simply cannot stay in business if you do not in some manner generate about 4k per loan or more.so if your deals will still work with 4 to 5k for the bridge loan.. then your dealing with reality.  

They will check for leaks under sinks , loose outlets , electrical recepticals smoke detectors  carbon monoxide detectors .

Always check actual income and expenses to see how close reality is to the marketing.

I would think it would be a no brainer.I've thought of a couple reasons, but I thought I would see if anyone had some input first to see if our ideas sink up.

Once you have the capital and reserves built up, you can do that....but many first timers don't......so in reality its hard to "eat" those expenses until you cash in years down the road.

Sinking 45k or possibly 55k into my first deal is a little scary.

I'd loudly and forcefully bring up the reality that other landlords would be running background checks on them before allowing them to move in and calling former property owners of former addresses turned up by computer records searches regardless of whether they were listed as references or not.A lot of people need a limit to run up against before they understand how to behave.