If you are going super high end, you are likely talking viking range anyways, and then the additional plumbing cost is a drop in the bucket anyways, but for a normal average home, I put a better version of whatever is there.

Private lenders could be in the 6 - 8 range. 2.

I'm seeing a few duplexes right now all west of the 5, slightly below and above the 1M range Cheers,  

Do you know what range of rents you're seeing for 2bed/1bath and 1/1 in Clinton? 

Some of it ranges from tip-toeing on the lines of legality to downright illegal. 

Currently, I am seeing rates in the low to mid 4% range on a 30-year loan.

Limited inventory is causing the rise in home prices (depending on price ranges and town).

I told her that I was a buyer in the $500-505K range and that I could both save her the hassle of numerous showings AND put more money in her pocket net-net.

Any tips on what range of approaches I may find? 

Usual multi rents/condo rents range from $700-1300 (I did a SFR for $1600/month).