However, due to my wife's pregnancy, we decided it would be best to move back to Miami to be closer to family in June 2024. 

This provision, through the Affordable Homes Act, make ADUs legal BY RIGHT in any single family zoned property in the state.

My guess solely looking at your numbers is that it's an older/distressed property which means you have to account for more costs in capex. 2nd thought being it's not in the best of neighborhood then you'd have to take into consideration lower quality tenants/ neighbors and maybe increase expected vacancy and late payments.

I normally pick and choose the events I go to based on what will be discussed. 

My actual experience has been very varied.  

Quote from @Timothy Villa: Hey Everyone, I am very to to real estate investing and trying to learn about many of the different strategies.

Despite the guru fed “misinformation” about all these under market price deals, they are actually very rare and require (1) the investor recognizing value that the seller and the rest of the market misses or (2) a seller with a need for an immediate sale and a buyer with the CASH immediately available to conclude a very quick closing usually forgoing inspections, financing, and other contingencies. 

Truly no money down deals are very rare.

I understand the standard rate in the USVI is 6% but believe I should be able to negotiate down based on the expected sale price.

As a CPA, it's very client dependent.