Your thinking and your math are single family oriented (duplexes are treated as single family for financing).The math and business plans are different in multifamily (5+ units).  

The Agents have all the data to get you oriented on the current situation. 

Instead, figure out what your style is (bread-and-butter fix and flips, luxury rentals, whatever).

@Shantan KajjamDistance to runway is less important than the property’s orientation to the runways.

It's a worker's cottage style building that is probably between 100-120 years old.

I have not seen many folks actually pull off a BRRRR with straight conventional financing, but maybe its possible...the renovation style loans work...or cash is always your best play.

You would just need a commercial/portfolio style loan is all.

Miami/Fort Lauderdale area being very tourist oriented places makes it possible to have properties in populated area be short term rentals (Airbnb).

Most of the unit has a reddish brown/auburn style wood appearance flooring (that I wouldn't be able to match exactly), so I'm wondering what to go with to replace the kitchen flooring?  

Sounds like your lender isn't detail oriented or is not including rehab costs.