His cash flow justifies all that but obviously you need the scale to accomplish this. 

This tech is also totally VR ready. 

Not because of how many people are there (though it is obvious to me that more people LIVING somewhere means more wear and tear). 3.

To be totally honest, the time to buy there was in 2011-2012.

Experiment budget is currently set at around $50-80K total up-front cash outlay (i.e., combined pool for downpayment, rehab, professional services, etc.).On that note, I'd assumed I would use leverage and have estimated 25% down, but I'm open to interesting cash plays.I 100% insist on using property management, and all of my planning includes that cost.Ideally I'd like to hit ~8+% cash-on-cash return after all is said and done (taxes, payments, repairs, insurance, PM fees, capex, professional services, estimated cost of vacancy and turnover, etc.).

I am currently trying to obtain all the monthly costs to come up with a total monthly cost, I have more most of them.

My total rents are $2400/month.

Totally missed that it was a duplex originally, but if it's duplex don't you have more expenses that you as a landlord need to pay for the common areas (e.g. mowing, heat/utilities in common area, etc.)?

I recently purchased two investment properties, both with 20% down payments (totaling around $100k) which used up essentially all of my available funds.

Ideally I'd like to come across a property that will give me a positive cash-on-cash return without including the unit I will be occupying but obviously that's going to be tough to come across.