Do this for the whole house and then add on 20% for complete unknowns.Realize that there is some reason that this owner does not want you to see the inside of the house, and plan accordingly.

I think the biggest question these days is how long are you planning to hold this?

I would recommend talking about these scenarios and laying out a plan to address them individually. 

-How will you plan for the utility connections required for my project?

And the second duplex hasn't appreciated sufficiently to take advantage of the capital gains exemption yet, so planning to hold for the next few years.For this third duplex, however, I would like guidance on how to title it:1) Given that I am paying cash, and I am not totally sure I will sell this within the "2 years in the last 5 years" rule, should I just put it in a LLC rather than my personal name (thereby missing out on the gains exemption)? 

May plan is to pay cash and wait until interest rate improves, then refinance and pull out $150k for a down payment on a second property. 

Albertville is growing faster than any city in the county and with the new $90m sports complex at Sand Mountain Park, more people are drawn to that area as well.

See Nobel prize winner and associate  quote....Gunner Myrdal, an architect of Sweden’s welfare state who was given the Nobel Prize in economics as the left-wing balance to his co-winner FA Hayek:  Myrdal stated, “Rent control has in certain Western countries constituted, maybe, the worst example of poor planning by governments lacking courage and vision.”3 His fellow Swedish economist (and socialist) Assar Lindbeck asserted, “In many cases rent control appears to be the most efficient technique presently known to destroy a city—except for bombing.”Seattle is a prime example.

It's one of the lowest risk ways to get into RE investing and a great plan.

Is that still a plan?