Ask for seller concessions to cut down closing costs.

A $107k NOI with a 43% expense ratio is impressive, even with rising costs like taxes, insurance, and utilities.

Note that Sec8 comes with added costs & issues due to bureaucracy and state of the HUD departments in the area.

Is there an easy way to divide the basement up? Each side of the duplex has access to the basement but below everything is connected together and I want to make sure no side has access to each other. The way I can ima...

This designation doesn’t cost extra or give the manager access to insurance payouts but ensures you and the property manager are aligned during incidents, such as tenant lawsuits or insurance claims.

You didn't mention the higher Florida insurance costs. 

The seller's LLC pays capital gains tax and depreciation recapture, while the buyer's LLC uses the purchase price as the new cost basis.

(So unless they sell for much more than they paid they will only get a small percent of their down back, especially after selling costs,) but you did say they were getting a discount.

I invest primarily in a lower cost area but also own property in, and am looking in, a higher cost area.

In southern CA, even garage conversion ADU additions are typically costing more than the value added.