welcome Lauren, the forums are a powerful place to build your network.

Bad phone numbers and deceased owners kill efficiency.

Your buying power dictates where you should focus.1.

I know there are many obstacles like getting permits/zoning for this type of business on the property, special licenses/certifications in order to run a businesss like this, water/sewer/power, etc, And making to sure the homes comply to safety standards, insurance, etc. 

Smaller 1BR units might be more efficient per sqft but you're capped on rental income.For duplexes specifically, I'd add rent per unit to your analysis.

With 100% bonus depreciation returning, it's a powerful strategy that I'm familiar with. 

When you know exactly what your buyers want you can target your marketing more efficiently.

The tree was embedded in power lines, which posed a safety concern, and we wanted to convert the area where the tree was into a parking space, as parking is very limited, and both of our neighbors park on their property in front of their houses.

Basic, but functional faucet.Appliances ($3,500):Focus on essential replacements.Refrigerator: Energy-efficient model.Range: Standard electric or gas range.Dishwasher: Basic model.Consider deals, scratch-and-dent appliances.Lighting ($1,000):Recessed lighting in the ceiling.Under-cabinet lighting.Basic pendant lights over the island.Paint & Trim ($500):DIY painting.New baseboard.2.

It's much easier to buy a home and convert to a "Sober Living" or ALF type business if you already own the home versus trying to buy it as a commercial business.Its also a much more cost efficient approach versus a nightmare "Subject to" contract or Owner finance where you open yourself up to other peoples problems like probate, litigation, seller remorse or unforeseen family drama last minute or after death of seller who is still holding note.I just completed one for a client in Oregon who purchased it as a Second Home to put less money down and converted it after the fact and changed vesting to LLC.