Each duplex has one side rented at an average of $630 and one side is vacant as the current owner was rehabbing these to raise the rent. 

I am going to do some wholesaling to raise some cash so I can buy and hold some rentals. 

Yeah, probably a bad analogy and I'm not saying it just to argue, but at some point, competition lowering the prices for renting the nice places has to weigh on the rents (and ability to raise them in the future) of the mom and pop units, right?

You don't want the appraiser to miss anything that might raise the value.As you know, for tax purposes, you need to keep track of your hard costs.

However, just generally raising money and earning success fees as an unlicensed finder is where someone can get in trouble with the SEC. 

I plan on updating the property and raising rent as the units are upgraded.  

I'd take this tenant all day long and not raise the rent either. 

Obviously that raises other concerns.Tenant selection is always a bag of worms and takes some background and skills. 

Here are the numbersPurchase price-  $750,00020% down payment $150,000Loan for $600,000 at 4.2% 30 years would equal to $2,938 month for principle/interest on the loan.Property tax and insurance will be $12,300 or about $1,025 monthI've included property management at 10% NOI or about $833 monthMaintenance at 8%= 8400 year $700 month2% vacancy $2,000 year $166 monthOverall roughly $5,662 monthly expenses with the monthly income being $8450 Cash flow of $2788.Based on cash flow the potential COC is 22% pre tax.My goal for the property would be to raise rents $25-$50 over the first year.

I'm born and raised in Hawaii with no formal education other than a High School diploma.