@Cathie Kovacs There are a lot of tax implications when investing in real estate via an SDIRA.There are strict rules and guidelines as well as possible tax liabilities (UBIT, UDFI) depending on the investment.I'm biased, of course, but a CPA is a necessary team member if you're using an SDIRA to invest in real estate.

Also, the rules can also be different when you want to get rid of a roommate (legal term = "lodger"). 

What is your rule of thumb on rehab cost and how do you determine your cost? 

The rules of an MLS usually say that when a buyer has been identified and the property is no longer available, the status needs to be changed, which is probably what's going on in your case - the property might still be available, and the buyer may or may not close, so they don't want to shut everything down, but also don't want other agents to spend time on a deal that might not be available.

Im not In a jam or anythIng just wonderIng If there Is a common Ideaology for prIcIng lower to sell faster as a rule ETC Thanks agaIn

The 1% of purchase price is a good rule of thumb, but you might want to consider seeing what similar units on the market are renting for in that area. 

In general, would a 3BED 1BA house appraise higher than a 2BED 1BA house, assuming both houses are the same in every other aspect? 

Data rules the world, and unless you are in a large city, the chances of having enough data at a high enough speed is rare. 

Namely, a duplex that can cash flow (0.9-1% rule) and appreciate (~5%).

.$145,000PURCHASE PRICEPurchase Closing Costs$2,000.00Estimated Repairs$20,000.00Total Project Cost$167,000.00After Repair Value$170,000.00Down Payment$7,250.00Loan Amount$141,882.50Loan Points$4,132.50Amortized Over30 yearsLoan Interest Rate5.400%Monthly P&I$796.71Total Cash Needed$29,250.00Monthly income:Rent:$3,500.00Other:$0.00Total operating expenses:Mortgage expenses:Vacancy:$350.00Repairs:$350.00CapEx:$350.00PMI:$40.00Garbage:$20.00Insurance:$56.00Management:$350.00P&I:$796.71Property Taxes:Total Monthly Income:$3,500.00x50% for Expenses:$1,750.00Monthly Payment/Interest Payment:$796.71Total Monthly Cashflow using 50% Rule:$953.29I made conservative estimates on everything.