It’s incredibly messy and time consuming.

If there's enough duplexes that it's likely you find one you like in a reasonable amount of time (less than a year), then start looking at them in your preferred area.

@Caleb Genry yet another request for your time tracking sheet if you don't mind. 

But consumers sued them all too many times and for too much money.

That makes a real difference.Initially we had one originator, one part-time processor, and a part-time admin assistant. 

Where are getting that consumers pay three times as much in commissions as other developed countries?

We've averaged around 7% for mortgage rates for the past two years now…I think if we can see a settling somewhere in the 6% range, if not sub 6%, we will see nice consumer confidence not only for home values, but rent values as well.

I am not knocking listing agents, but majority of their time and effort is spent getting the listing.

They are really changing the shape of the city and it may become incredibly expensive to buy out there soon due to lack of housing.

Each deal comes with a different set of surprises even for the most experienced operators.Take your time and don't rush it.