I have not seen any duplexes in this area going for 40k.In fact the ones just off emerson to the south, have been going for 60-70k and seem to have gone fast, all the ones i see listed that are similar are in the 65k-70k range.

So far, my research has been limited to doing some basic financial analysis and google viewing the neighborhoods of every multifamily in my price range - up to $750k - on loopnet.  

Due to improvements inside and the shortage of houses in that price range in our area, I think I could sell it for around $140K.

Either way, yes, at times, it ranged from "autopilot" to "try not to panic" to "I am going to kill that person."

Unless Ingersoll has moved since my uncle built buses there 40 years ago, I would be suspect on any quadraplex in that price range (>100K per unit) generating anything near 10% return, let alone 17%.    

Remarkably they removed the fee.

Most of my rentals that I am currently acquiring are in the under $200K retail price range and I'm paying significantly less than that. 

Populations in the cities I have been looking range from 1000 - 4000.

It's in a lesser part of a decent area, I think Zillow is way off (they say $56k), one of the others said the range was $19k-$120k, never seen that kind of spread.

From the previous posts, I can see there is definitely a collaborative atmosphere and wide range of experience.