I use the BiggerPockets tools to analyze properties a few times a week, but I feel that I might need to start looking for foreclosures, bankruptcies, or something of that nature as the price for the homes in my area on the MLS are listed way above what would result in decent cash flow given.

Before we start the development, we have some digging to do and I was wondering if anyone knows who we should approach about finding if there is natural gas, sand or coquina underground. 

I understand the concept of making a tenant responsible for small repairs but tenants in nature live paycheck to paycheck mostly so it likely won't get fixed. 

Otherwise, you will simply have to wait for the market to naturally appreciate, or for you to pay down the loan. 

I have special provisions regarding the nature of the business in the current lease, but am looking for more ideas for protection/usefullness to tenants..

It is human nature to justify our past mistakes.

Follow it up with research.After you have studied, met connections through meet ups naturally, and got your self financial sound, start to look for investments.

Very dark inside I will add natural lighting upstairs with sky tunnels.I will offer lower after 153 days on the market the price is still high and pay like 20% down to operate on breakeven basis.I do not anticipate homes of this vintage or neighborhood homes to appreciate much.

Several years ago I heard of a young marine killed by flying tools he had in his vehicle (he had an accident his way to a job), so I refuse to carry anything of that nature in the back seat.

A split to 80/20 could be problematic because it doesn't reflect the Joint nature of the tax return and could be seen as a step transaction if she was to only do an exchange on her 80%.Owning as Joint tenants is certainly a possibility and in fact the one that matches the tax return.