If the occupancy is greater than 40% you've got a really good market to steal from.

Zillow estimated the duplexes in the area (all almost identical to the one I'm looking at) at about $100k - $110k.

We've had 2 instances of tenants' doors being broken down - one by the police in a case of mistaken address-identity (the city later reimbursed us for the repair), and one by an alleged robber.

Nothing to that extent, I know someone who has an identical lot on the same street who is regularly getting offers for 15k-20k, so when I won the auction for 4700 I figured even if I run into minor problems ill make a decent return.

Seems agents always say this because they don't like us like we are stealing their business, when we are not at all the same

I might have to steal your goals

One of the tenants, who is month to month, has not paid May rent (or June), and my son also caught him stealing something from my son today and filed a police report.  

My investment thesis, needs, preferences, tax situation, is never going to be identical to yours.  

I'll likely need to look outside of my market unless I can manage to find a steal.

To the OP, these are the main reasons that you need to look out, nobody will give you an accurate estimate on your rehab costs for free, if the contractor that you invite knows a lot about fire damage repair -- which they usually does, they won't hesitate stealing your deal.