Projects go bankrupt all the time. 

A large apartment building that predominantly catered to Clinic people and international students at CSU just went bankrupt, as they lost nearly half of their tenants in Q4 of last year.

So I'll just wish you the best and hope you don't end up in a lawsuit or bankrupt from following your AI friend's advice.

One thing I did notice was missing is a story about how you went bankrupt with a previously wildly successful business as a septic tank cleaner but were able to pull yourself up by your bootstraps with a set of breakthrough real estate investment techniques you invented.You need that 'common man' appeal since your students will all have terrible credit and be working dead-end jobs or businesses that they hate.

But, I have had this happen to me multiple times and I went bankrupt because of it, essentially you're taking on (depending what the duplex is) you're current debt load (your house) which is probably pretty low equity because of the heloc. 

That said, I don't have extravagant tastes for the most part, already own pretty much anything I've ever wanted to own, and have medical care costs already figured out which is the thing that can bankrupt a lot of people as they age. 

It, and Illinois, are beyond bankrupt, so you are looking at major, major tax increases this year and in the future.The politicians are spineless, and are simpering servants of the unions, first and foremost the Chicago teachers union, of which the mayor is a member.Then there’s the fact that the landlord/tenant rules are so effing slanted towards tenants as to be crack pipe/LSD ludicrous, and are enforced as such.Finally, until you have about 50 years experience in landlording, you do not want to go out of state.  

My parents got involved in real estate investing at the wrong time and ended up going bankrupt during the 2008 crash.

Otherwise, this country will go bankrupt subsidizing the mistakes of its citizens.

@Henry Clarkcan you elaborate on your "US going bankrupt" comment?