. : 1,008 - 1,010Unit Amenities Balcony Refrigerator Washer/Dryer Oven Heating Range Kitchen Tub/Shower Site Amenities Clubhouse Community-Wide WiFi Fitness Center Public Transportation Media Center/Movie Theatre Financial Summary (Pro forma - 2018)Gross Rental Income      Annual     Annual Per SF                                       $1,294,718        16.81Effective Gross Income   $1,294,718   16.81Avg Household income 43%: $100k+15%:  $75k-$100k28%: $35k - $75k14%: 0k - $35k Total Population 1 Mile: 4,029 3 Miles: 29,950 5 Miles: 69,572 The Property:  Price $13,000,000No.

That doesn't mean you will not need some money but if you have 10k and you can borrow hard money the two combined could get you in and out of a project thats not too size-able.

The actual cash flow over the holding period is the cash flow contribution to the return rate (combine with  market appreciation, equity pay down, etc). 

How does the 25% equity spread on the combined total come out higher than the spread on each property added together?  

I was surprised he put $750K down on the two, selling price $1.1 million combined, about 10 years ago.

Here is some info on the product: Product Overview Combines home purchase or refinance (limited cash out) with home improvement financing in one loan with one closingProvides a convenient way for borrowers to make renovations, repairs, or improvements totaling up to 75% of the "as-completed" appraised value of the property with a first mortgage, rather than a second mortgage, HELOC, or other more costly financing method.Funds can be used for repairs or renovations that are permanently affixed and add value to the property.

@Andrew Zbrzezny depending on which lender you go with your ARV is going to be based on a combination of market comps, and income or one or the other.I have seen some banks just do an income based evaluation and some just do market comps. 

I have since retired and my properties provide a nice cash flow retirement.Realistically, if you spend 250k or either a duplex vs SFH, your combined rents on the duplex will be better.  

Regarding you expenses:Missing CapEx, 15% total combined w/ Repairs.Vacancy might be a bit low (I figure 8%), but this is super local.Water/sewer looks high. $40/unit/month is usually good.

But it sounds like a combination of things could work