I have been told it looks good on paper (good cash on cash, cap rate, etc) but it doesn't produce a lot of cash flow. 

By working with a trusted advisor who knows their market, you will be able to quickly identify the pockets in each city that will produce a predictable income. 

I’m trying to purchase this property using a hardmoney lender but the lenders  I have spoken to have told me the same “ it’s a no deal without access to the property for appraisal”.This is a great income producing duplex and I would hate to let it go.

Correct they must actually produce income to be counted.

Twice as much body dander is being produced and going through the furnace filter.

I haven’t found an “area” that is producing what you want via the cap rate.

I have seen that if you can produce a rehab plan and show permits, architects plans , a court will remove the demo order.I mention this only because I saw it happen recently for a individual who bought a house at a tax sale for $9000.

Isn't Detroit where they produce cars?

If the tenant has a lease that expired a year ago, (ie: nobody can produce a current lease), then you just need to draw up a new lease, provide a month's notice of the increase, and if she won't sign or move out after the 30 days, consult a real estate lawyer or file for eviction.

I have a potential deal where 2 multi family units produce enough to warrant a 600k price. @ a cap of 7.5%.