I just purchased my most recent property last month by selling one of my inland single family homes for a duplex closer to the beach. 

They never cut the grass. 

You can also get commercial closers for the common door that slow the rate of closing.

Normally, for comparables, you want to look up recently sold properties within a half mile to a mile (the closer the better), in similar condition, square footage, amendities as the end product, and the same or similar bedroom/bathroom count.

It’s a quadruplex I could buy for $850k, currently rented for $6,300 (even though it should be closer to $7,000).

You need to something different; put down 10% but closer to 15%.

From what I know in Florida some areas can get closer to the 1% rule, but don't appreciate as good. 

Keep an eye out closer to the summer for our Fall Bootcamp announcement!

If you want to put more brain power into it and potentially make more money I think closer to downtown could be a good fit.

Grass is always greener I guess...