I have since retired and my properties provide a nice cash flow retirement.Realistically, if you spend 250k or either a duplex vs SFH, your combined rents on the duplex will be better.  

Regarding you expenses:Missing CapEx, 15% total combined w/ Repairs.Vacancy might be a bit low (I figure 8%), but this is super local.Water/sewer looks high. $40/unit/month is usually good.

But it sounds like a combination of things could work

They are largely deceptive and misinformed...this is a volatile and unhealthy combination.

(Long story short...it was her mom’s home and she used the majority of the equity to pay for assisted living until her passing.)Quick Stats:-2 BR and 1 BA on each of two floors-Zoned as duplex with separate entrances, but bottom floor needs a kitchen-Everything it needs to be “move-in” ready is purely cosmetic, i.e., flooring, paint, landscaping, etc.As stated in the report (link above), here are some interesting factoids:1.  

@Mark Eichenlaub I'd like to take a stab at answering your quistions... for the past 3 years my W2 has been a combination of managing a 700k sq. ft. portfolio of Class A commercial office space, industrial, retail and more specifically, right now 30 credit union locations. 

I live 25 minutes from an area with an extremely hot rental market combined with a housing shortage.  

@Jose Lopez:Repairs and CapEx are way too low. 15% combined is pretty safe.You're forgetting management (10%).Water/sewer is usually paid by the owner of a 4plex.Any other house utilities, like electric for common areas?

Between minor maintenance calls (each at least $100) and the "big ticket" items like roof, siding, washer dryer, dishwasher, oven, etc that will need to be replaced, that will be hard to hit in the first place.

So combine party school with young students and that could have caused trouble for your uncle.