If you combine them into a commercial property, the lending rules change and financing becomes more complicated and more expensive.3) the economies of scale are the same for 3 duplexes or a 6-unit parcel.4) insurance is likely less expensive on 3 duplexes5) a valuation based on NOI may or may not be greater than 3 residential buildings.

Lately this person has become less reliable and more expensive.

Yes, ignore the ROI.Yes there is a formula that you use:All income (cash flow) at year's end - all expenses at 1st year's end = Cash on Cash Return        cash you used (cost & fees fro HELOC for 1st year) at start

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

Avoid those expenses like the plague.

Basically you assume several exceedingly bad and increasingly unlikely scenarios and see what your finances would look like.For instance, look at what your numbers would be if 2,3 or 4 units went vacant and you had large capex expenses like a new roof.

Closing Costs in DE are expensive, would I pay those twice?

The expense you incur is your "tuition"; and modify your process in order to never, ever make the same mistake twice.

I recommend snowballing when you have a 6 month emergency fund in place and can easy pay all of your monthly living expenses.   

In certain cities, it is very expensive for water service and some charge every month even if the usage is zero.