v=IPM8OR6W6WE- problem valley in a roof, that keeps accumulating leaves and easily leaks- Commercial property that attracts graffiti artists - paint won't stick- Walls in bathrooms that don't have great ventilationWhat else can you think of.....?

What is the rehab cost difference in leaving it as a duplex vs tearing down the walls and reconstructing it?

The electrical runs are fished through walls. 

Pex can be "fished" through walls just like electric wiring.

I know reputation is everything in this business, but I also think that if you throw enough mud against a wall somethings gonna stick.

Measure the wall square footage, they go around $2-2.50/sf.

Add amenities, landscaping, any other items such as for condos, fire walls, road construction, etc.

Just the other day i over heard some news from CNN,Forbes,Wall street Journal,and one of my favorite real estate gurus Preston Ely, witch stated that numerous large corporations and ceo's have set aside billions of dolors to plan on buying up millions of foreclosed properties in very large bulk in one swoop across the US with in the next 12-24 months.

.- On top of all this, the city kept adding things to the TO-DO list: changing out the panels on the covered patio to a type of fire-resistant material, having to build a retaining wall separating our property from the neighbors lot, re-grading the front and back yards, clearing weeds and shrubs from the adjacent lot (not our property btw but we did it because it made our property look bad).

There were some homeless folks living on the decks in the rear of the property but the overall concern and the obvious reason why this property was not moving was the condition of the foundation.The East wall bowed out significantly but it had been reinforced.