My mind thinks in terms of IRR, and Cash on Cash, so those numbers woudl be super helpful as well! 

I am analyzing deals as best as I can and if we don't find a duplex that makes sense as a rental around the time we want to move we will definitely consider a single-family home.

HOWEVER - hard money lending is super flexible, so the lender can basically write the loan with whatever terms you 2 agree with.If you wanted to defer all payments until after you rehab and sell, I would imagine you're hard money lender is going to want something very different as far as a rate, and possibly a profit share. 

I want to get into the market soon and begin with single family homes.

Crap, my lender charging me $500 for a 1100 sqft single family and I thought that was BS. 

"It is understood and agreed that a single violation shall be good cause for termination of the residential lease.

The house it set up as a two over two.Tenants currently in place and would like to stay.Property cash flows nicely and the rents are below market value so there is a value add play there as well.Anyway the title report came back and the property is listed as a single family home and also is CO'd this way.However the property was advertised as a legal two family and the town assessor is currently taxing the property as a two family.Two separate meters as well.Everyone involved including my attorney, agent, etc seem to not have the answers for me.There are no rental permits on the property either which are required in this town.Seems to be a lot of mixed information that has me considering to pull out of the deal.Anyone have any experience with this?

Thank you for all the replies, super helpful, I appreciate it!

6% means you will be almost fully rented (to me that's too low for a single unit.

You telling me you will be paying 10% of your cash flow to a company and the company did not lift a single finger for that month.