I have had PMs put pets in no pet properties and accept a two kid family in a tiny one bedroom.

Seems like your worrying about something very tiny.

It takes about 10 years of never missing a payment, using light leverage relative to your income, and using a tiny fraction of your available credit card limits.

Once you're able to analyze the existing condition of these 6 systems, you can then source piece rate pricing from sub contractors or a GC -- this may be done by quantity, day rate, etc.

In North Park, TINY 2 bed / 1 bath SFR's (with very minimal lot space) START around $550K and quickly go up from there while your small 2 unit duplexes will start around $700KHope this helps. 

Since the structure is basically a shell, the % to depreciate is tiny compared to other types.

Great job making it look awesome, but you have two problems: First, you have a tiny market.

It's all great advice above, but I wanted to add a recommendation that I don't see as often: don't go cheap on your washer and dryer.Nobody wants to work 12+ hours and then go home and fight a tiny washer and a slow dryer.

I was intrigued with the prospect of buying distressed properties in bulk quantities and finding local investors who could rehab them and put them back on the market.

Its a tiny loan for any institution.You'll have to get hard bids from a local GC, but maybe $110/ft?