While you might not know the costs of a rehab, any contractor who is worth their weight in salt, would gladly give you a bid, if you just ask. 

I'd sign it because it would hold no weight what so ever.

Sfh can show some decent returns as a % but I'm interested in the amount of actual cash a year.The grand rapids suburbs economy is shot, haha$950/month for a Duplex is down but is going up fast around here which will turn it in to 2.3% range.

Dollar General's are popping up all over and are selling at a rapid rate.

He then went on to list them all (an acting coach, a speech coach, a Broadway coach, etc.).Whatever you spend on a "good" coach, education program, or mentor is worth it's weight in gold.

I see that you are in Grand Rapids,  I am as well.

NE in Ivy City and Trinidad near Union Market are also rapidly gentrifying it may not be too late to find a property at a good price there, no?

Maybe you know something I don't.If I said "disaster" instead of "recipe for disaster" then current delinquency rates would hold some weight, but that's not the case. 

The weight of that payment every month was crushing. 

Oak Creek is growing rapidly and there's been a lot of development in the past 2 years (nice apartments, shopping centers, etc.).