This duplex needs a lot of work including two new kitchens, two new baths, flooring and new interior paint.

They mistreat even the ones closest to them, including family.

This involves:Filing a written appeal form (available from your county assessor's office)Providing evidence supporting your claim that the assessment is incorrectCommon evidence includes recent comparable sales, property condition issues, or errors in property characteristicsCounty Board of EqualizationIf unsatisfied with the assessor's decision, you can appeal to the County Board of Equalization within 30 days.

I am located in San Antonio and out here it seems to be that Lennar is the least expensive just because they have most upgrades included in their pricing.

There is a decent sized lot where more could be built later.Upgrades possible include finishing the basement for storage and laundry, charging for additional parking, and bringing rents up to market level.Adding in all the operating costs plus debt service, with allowance for maintenance & vacancy, and at market rents, the property runs a $20k/yr loss.

It has all new appliances including a new furnace.

I'd include the ARV, repairs needed, and zip code of the property.

Make sure to only include cleaning as an expense, not both — it threw off my numbers the first time.

This includes relevant sales to estimate the appropriate cap rate.For example, one expense item that varies widely on small properties is management. 

Conditions can include increased security deposit, increased move in payment up front, requesting a guarantor/co-signer, etc.