They range anywhere between 140k - 200k in the area I’m looking in.

This would be mid range and quick.3.)

The properties are worth about $220K, Purchase price was about $145K and of course deferred depreciation for about 7 years so total gain maybe in the range of $160K+. 1031 is not an option for me at this time.

I got a few quotes from real estate attorneys in our area and they ranged from about $350-$600.  

Mortgage money is essentially free right now so an extra $25,000 on the purchase price because there is a brand spanking new six burner Wolf range in the kitchen can seem reasonable.

I am in Manassas and I am looking to do a live-in then rent with my current property which seems to be around the same purchase range as yours.

So you'd say $5-$10k is sufficient for a new build?

I know portfolio in my area range from 4-8% depending on a ton of factors.

Example: I'm looking at duplex's in the 100,000 range.

Don’t wait to share your ideas or goals until you think that you have all the answersI LITERALLY did everything wrong on trying to get your significant other onboard with REI.Everything ranging from giving vague answers as to why I was spending long nights on the computer searching a website about real estate to talking about buying our 1stproperty without seeking her input as to why this would be a good thing for our family.What I should have done was this:a.