Another issue arose however, the back rec room was too close to the side neighbors yard - which again could have easily been resolved via a variance. 

You could pick a winning property and still show a loss in your local currency once you covert the profits back.

I think expenses are high.Water and sewer can be easily verified, but the monthly figure comes up to $30.00 per lot for water and another $30.00 for sewer for each lot.

With that, you can find parts pretty easily, if they're still available. 

I'd never done any kind of handy housework before so it worked out perfectly that this place just needed minor stuff that I could easily learn to do to get a knack for that stuff.If you can find something like this I would highly recommend it.

You should easily be able to get a 5% down conventional loan on a property with up to 4 units.  

. ** Can get licensed as a RE Salesperson/Agent anytime - completed course & test, just not licensed with any brokerage yet, could easily get licensed in any state if moving out out NV or CA.*** Handy and can DIY small flip projects, demo, flooring, kitchen/bath remodel, paint, walls, ceiling etc.Hopefully can get some tips from all the experienced investors here.

Selling when the market has little chance of downside, but pretty good chance of significant upside is a touch decision.Talk to a good property manager in the area and get him to show you that he could easily rent out your house (if he has records of people asking for rentals in your area, he will be able to easily get you a tenant).

Its so easy to go over budget by 4% that you can easily lose money on 86% ARV.  

This is a triplex in which each unit should rent easily for a minimum of $1400 per month (probably closer to $1600).