FHA/VA are much more strict, conventional loans may provide a little more leeway.

Duplex, Triplex and Quad are valued the same as single family.The value of anything up to 4 units is strictly based on comps.Anything 5+ units switches over to an income based valuation.

Now I am investing strictly for cash flow and not worrying about recession at all-just looking at rent return.The cap rates in the primary areas in this market suck now too.

The agency requirements for brokers are very strict and although this may not break any of them the broker would have to be very careful with disclosures to you since you are not their client.

Are you buying strictly to offset something else?

It's also important to understand that FHA has pretty strict condition requirements and so a distressed property is likely not going to qualify for FHA financing depending on what repairs are needed.

I would suggest a company that removes the windows to restore them at a facility off-site, unless this will be a completed gutted site or you are not on a strict timeline due to lead safety and RRP compliance.

Or were you strictly the listing agent?

Its not regulated like owning property in your IRA and self dealing (which is strictly forbidden). 

You do not replace anything or spend money on cosmetic items, strictly functional beyond paint.Very little you do by way of cosmetics will effect the appraisal much if only cosmetic.