better than an $80k property in a better area or better condition, for example?

Consider factors such as location, property condition, future development plans in the area, and your long-term goals.Remember, patience and persistence are key.

Moreover, despite current market conditions, the small multifamily space is still experiencing decent activity from aggressive investors. 

What is age and condition of the roof?

You seem pretty educated in the field and can likely point out of a deal is good or not given the market conditions. 

If we are considering listing on the market, it's usually a house that is not in terrible condition.

The key to success in real estate investing lies in thorough research, strategic planning, and a willingness to adapt to changing market conditions.

Also features that are desirable in duplex would be a separate heating system which allows the duplex part to adjust its heating and air conditioning to whatever the renter wants.

Without the out of state pressure those values I think would have rarely climbed out of the 2 to 3 % rule as that is all a in the know investor will pay for the risk/reward of the current condition of those areas.. most all of the commercial has closed  so its really just schools and homes..

Condition of one side is not up to current standards for market and rents are below market value.