On the downside risk side of things I'd try to ensure that nothing substantial has changed with regards to consumer metrics and preferences. 

She does not want to negotiate a buy out with the tenant, and she is willing to take a pretty substantial discount to sell the property with the tenants (about $50k).After reviewing the ordinance, one of the permissible reasons for evicting is if the owner intends to occupy the property personally, or with a family member or resident manager.

I guess it depends on your network.I do run across times where someone inherited money say 600k but they do not qualify as accredited investor.My thought is mainly take accredited investors as they are generally used to this type of investing and the liability and hurdles of reporting and documenting tends to be way less.If an investor came to me unaccredited but wanted to invest substantially say 300k or 400k I might look at it.

Unless you have new, material information to substantiate lowering your offer than you did at the time you offered $350k, I believe you are compromising your integrity if you lower your offer.  

I have concrete driveway with a a couple minor cracks Will I see substantial enough ROI to make it worth my time and money?

Also the commission savings are substantial if we only pay a buyer's agent vs both.

More than one substantial employer in town?

The the other joker in that deck would be that if those duplexes are substantially identical and there is a sale to you at an obvious discount rate the IRS will be looking for a reason to find cost basis shifting.

In my opinion this is one area where people who want to flip seriously underestimate the amount of time and effort that's going to be involved in taking this thing from worst to first.

I have substantial equity tied up in two investment properties (a 5 family commercial property and a 3 family residential property) which I would like to access through HELOC products.