My buyer's agent found a duplex in Clarksville that I would have scrolled past and we closed at 187k in October

That is a clean execution from start to finish, and the HVAC catch alone paid for a lot of the agent's time.

The part worth naming for anyone reading this: what your agent did is what a buyer's agent is actually supposed to do, and it is harder to replicate than it looks. The days-on-market flag, the landlord-fatigue read, the listing-agent relationship that produced real information before the address hit your phone, the closing-cost push, the sticker versus disclosure discrepancy. Those are five separate things that each required judgment or local knowledge. None of them show up automatically.

This is also a useful data point given where the strategy is heading. The NAR settlement that took effect in August 2024 now requires buyers to sign a written agreement spelling out exactly what their agent earns before they tour anything. That changes the dynamic: buyers see the fee explicitly, which means agents have to demonstrate value in a way the old structure never forced. Your situation is a good illustration of what "demonstrating value" actually looks like in practice, as opposed to in theory.

The one thing I would add: the $340 monthly cash flow figure is real, but month-to-month tenancy in unit B is still a variable. If that tenant leaves, the number changes until you re-rent. Worth keeping a small reserve set aside while you stabilize that unit.

Everything here is a starting point for your own research, not a substitute for it.

What is the current status on unit B, and are you planning to move that tenant to a fixed-term lease?

The assumption doing the most work here is that the non-paying tenant cleared cleanly. If you closed October and unit B was delinquent since July, eviction law in Tennessee typically requires notice plus a court process, and a seller who "wanted out" may not have managed that paper trail carefully. If the tenant was still in place at close, or left under informal pressure, you want to confirm there is no surviving tenancy claim sitting in the background. A real estate attorney in Tennessee is the right person to look at that, not a forum.

The risk you did not name is the rent gap. $1,050 and $875 in Clarksville is below what a stabilized 2-1 or 2-2 goes for in most pockets there right now. That is actually fine if you are planning a lease renewal conversation in the next six months, but $340 cash flow is thin enough that one vacancy or one HVAC call erases three months of accumulation. The 2016 unit you already credited is the older system, so you have a known capital event sitting somewhere in the next four to seven years.

What your agent did on the HVAC sticker is the part most buyers miss entirely. The disclosure said 2019, the sticker said 2016, and she caught it. That is not a small thing. The $1,200 credit is real money, but more importantly it told you something about the seller's disclosure habits, which matters when you are deciding how hard to push on everything else.

The phone call to the listing agent is the structural advantage that is hard to replicate off-market or through a portal. That relationship converted a 74-day stale listing into a landlord-fatigue situation, which is a completely different negotiation.

What is the current lease term on the occupied unit, and are you planning to push rent to market on renewal or hold the tenant?