I bought my first duplex and fixed up a few basic QoL items and after I moved out I created an LLC and S Corp then hired a part time handyman to be my property manager since I was busy at work and not very handy. 

You can also assemble basic packages that you re-use, for example a complete bathroom, or kitchen, based on common room sizes.

So, I'll give some details and what I might suggest knowing here:What you are describing is basically a BRRRR property.  

Now you're basically at break-even or slightly negative depending on vacancy and repairs.The question isn't whether you CAN do it.

Many independent agents have access to ReInsurePro which is basically NREIG for agents - plus many other programs. 

I offer equity opportunities where you inject the equity that triggers a 70% LTV construction loan all the equity is reimbursed and we're basically financed 100%.

Having that low entry price point, a fantastic interest rate, and growth in value shows that, even with the unexpected, your investment was solid on the basics.

laughed when I saw that comment as you are correct don, we correspond with multiple DSCR lenders who are the institutional lenders and most do not allow a second and if you do it has to be disclosed upfront and never would allow 100% financing on it AND it still has to meet their DSCR requirements.Saying it does not matter basically is admitting to mortgage fraud.

I found it helpful to look at markets across multiple tradeoffs instead of treating any single metric as decisive.As a simple illustration, consider two geographically close Midwest markets — Cincinnati and Columbus — not to declare a winner, but to show how different lenses highlight different strengths.Common heuristics investors tend to reference:Cincinnati: lower median home price, lower typical rent, often meets the 1% rule, moderate historical appreciation.Columbus: higher median home price, higher typical rent, rarely meets the 1% rule, stronger historical appreciation.These signals are useful for understanding entry price and basic cash-flow potential.Signals that surface broader tradeoffs:Cincinnati: higher rent-to-income pressure, more concentrated employment base, slower liquidity (days on market and inventory), lower structural friction.Columbus: more resilient rent-to-income, more diversified employment base, faster liquidity, moderate structural friction.This second view doesn’t predict outcomes or replace deal analysis — it helps explain why similar-looking markets behave differently under stress, growth, or different strategies.All of this is relative, not absolute, and weighting depends entirely on goals (cash flow, appreciation, balance, risk tolerance).

While I think your question is a good one...and interesting...the person/lender that decides to back a deal like that is basically going to be making up the rules for themselves.