We felt this method minimized the potential for income disruption while still getting us closer to market rents for the longer term tenants.  

I don’t think anyone (including me) was saying your places were dumpy?

We are considering all of our options, including auction.

the buy price is pretty bad for 135k ARV, any way you work this out it doesn't make sense.... i'd walk and find another deal... like @Jason DiClemente says 70-75% ARV all in is where you'd want to be, including ALL expenses like HML and closing costs etc

Hi Kristi,Any time I have an analysis that includes an HOA, I act as if it's part of the mortgage and thus the purchase price when analyzing for the 1% rule. $300 a month in a 30 year mortgage payment equates to around $60,000 of home value (depends on the interest rates).

They initially asked for one bid including everything (but itemized).They have no asked us to separate remediation from renovation. 

I'm not doing any additions or demo, but will need to put in somewhere from $25-$60k of works (still waiting on the showing to get a better sense of budget). repairs will probably include renovating the hardwood, painting entire housing. redoing entire bathroom and a big portion of the kitchen, etc.

Very rare the cost to build, including land, engineering, utilities, impact fees, etc. is less than the cost to buy an existing duplex.....in a comparable neighborhood anyway.

( Private Finance/ BRRR method)2) How to reach 10000 Magic Number.Any suggestions and guidance will be appreciated.

( Private Finance/ BRRR method)2) How to reach 10000 Magic Number.Any suggestions and guidance will be appreciated.