Say you have the units all rented out and are getting $3,900*12= $46,800/$280,000 = Gross Cap 16.7% cut it in half with 50% rule (includes vacany, capex (repairs), insurance, property tax, etc. etc.) makes your net return 8.35% based on simple 50% rule.

Sure, they're the only tenants who smoke who respected my wishes (out of 3-4 other examples I have in mind) but to be honest, the ones who disobeyed also didn't pay on time and half of those fools were evicted. 

I bought the house with the intention of turning it into a duplex and living in half of it.

I bought the house with the intention of turning it into a duplex and living in half of it.

Those agents you see spending half their time at the gym, taking cruises, and going home early for a nap?

This second lot provides access to the back half of the storage units on the first lot, and all the stormwater drainage. 

I have less than that (probably less than half of that low number) in furniture, decor, pillows, etc and stage it myself.

You will not not able to form a new LLC and get a business loan to develop a property.Sounds like a vacation home would be a good option for you  as they are the easiest and most turn key of everything you mentioned.

Columbus Ohio has/had a "cargominium" project that was about half built and then the operators went under.  

Half a million if you're married.