We do have a ton of larger multi family units, but duplexes are scattered throughout the city and also one person can own one side while another person can own the other.

I gone to real estate auctions here in New York City, and MA back during the last RE crash in the mid 90's.

Changing it legally to a 3-unit may be doable, or may be next to impossible depending on your town/city.

@Villy Ellingeri have been looking in destin, Panama City beach, ft Walton, st Pete and Clearwater for the last year and a half and can’t seem to find anything where the numbers work.. maybe you can help me look in the right plCes?

However, I would just run numbers carefully on the properties you have available and start to narrow down areas in surrounding areas that have the most potential for growth in the city, appreciation, new infrastructure, etc. 

Looking for a land surveyor in Kansas city Missouri.

There is opportunity outside of the city of seattle, it just depends on how far out you’re willing to go and what you’re looking for in terms of numbers. 

Why not just put separate city meters for each house?

Bandit signs can be done cheaply.. just be careful and mindful of your city's laws on where to put them up.

Yea it seems to have the potential for some really solid returns, and seeing what's happened in the NYC areas (Williamsburg, Bushwick, Staten Island, Jersey City) for the past 10 years if it's done right it booms.But thanks for the advice, it definitely isn't a rule that artsifying a district is going to work.