My mind thinks in terms of IRR, and Cash on Cash, so those numbers woudl be super helpful as well! 

Listing Price:$ 99,990Down Payment: 20% ($19,980) Closing cost: $5,100Loan balance: $79,920 @ 5% for 30 year termEXPENSES (Monthly):Principal & Interest: $ 429Vacancy $40Water/Sewage: $0Taxes $212Insurance $76.50Utilities: $0Management $144Maintenance $24Trash $0CAPEX $172.80TOTAL : $1,098INCOME (Monthly):Rent 1 bed 1 bath $800 (occupied on 1 year Lease)Rent 1 bed 1 bath $800 (occupied section 8 for past 10 years)TOTAL: $1,600I plan to offer about $87K to sweeten up my cash flow, considering they have already dropped the price before and seller is motivated due to acquiring this property from a deceased family member.

My guess is the true power cash has will vary depending on markets, seller motivations, and other variables.

If I bought one at the end of next year, I wouldn’t mind.

What's the status of your purchase, if you don't mind me asking? 

Keep in mind there's residency restrictions on accessories - so if you house hack with an accessory, when you move out of that place and move to the next one, you won't be able rent as a duplex. 

Since you already have a goal in mind try to stick to it.

@Vincent PlantDo you mind if you clarify what other debts you have?

Looking to connect with like minded people.  

Just keep in mind inherited tenants usually are a headache for the new landlord and dont last .your case is not unique in this regard .