My husband and I are considering purchasing a duplex in the $100k-$130k range for OO in the next few months.

I've been able to get ranges (then use the median) on market cap rates from commercial appraisers with just a phone call.

You may find that everyone in your area pays their own water, but the seller offered "utilities included".

There's no HOA and currently, the tenants are paying for their own utilities (Water, Sewer, Trash, Electric), which may be why the rents are on the low side for the area.

Is this copper tubing in a forced hot water system that failed?

I would suggest you get pre qualified for a mortgage and then you will know for sure the price range to look for.

$1000 rents are normal for 3 bd houses and 65k is reasonable for that size so that's where I would start. 3/1's are more liquid than other houses since they are more widely desired size.2br houses will sell for the 40k range where your all-in will still be ~$17k (8k down, 3k reserves, 6k rehab) and the rents will be lower $750-$800 depending on the area.

when I built my duplex last Nov. 2013, I installed an extra water meter.

I was sitting here brainstorming ways to apply some of the outsourcing principles to my involvement as a new investor and thought I'd go public, since many minds are always better than one.So far I have a small list going, but would love to hear if you all have any other ways you have put either outsourcing, or any other 4HWW (muse creation, 80/20 rule, etc.) into your real estate businesses.Here's what I've come up with so far:Virtual Assistant (VA) tasks:screening MLS for potential dealsyellow letter campaignsGoogle Adwords tracking and implementationmanaging tenant screening process (background checks, tenant checks, etc.)tracking down absentee property ownersgenerating a list of every commercial building owner in your towncollection and aggregation of data in due diligence process for a commercial purchaseresearching cash buyers in targeted markets identifying common expense items in a new market (trash, electric, water, property tax rates, etc.)What else might make sense?

@Antonio Chasten I'm in for a coffee meet up, however I'm not into colored water and only like real coffee J/K.. any place is good for me, just need the time and place and I will be there!