However will I be biting off more than I chew with this one? 

We weren't super happy with anything we were seeing on the market, so my husband and I had just started writing letters and looking off-market... until we saw this property.It'd been sitting on the market for months.

This also includes any potential benefits for tax losses, no matter where they are sourced to.Given the property is in MO, it would also be subject to income tax reporting in that state, unless there are any exceptions to having a filing requirement there (I don't know MO rules off the top of my head).  

You might consider: Consulting a Real Estate Attorney – Your emails may possibly prove misrepresentation.Requesting Public Records – A FOIA request might reveal why the city denied you but later approved the duplex.Escalating to City Officials – Bringing this to local officials could expose inconsistencies.Exploring Tax Write-Offs – A CPA might help offset your financial loss, if it is possible.I’d definitely seek legal advice.

The guru your son is learning this technique from is likely not telling your son that the deal will almost certainly encourage your son to get an "off-market" deal from a "wholesaler" who is unlikely to properly disclose the details of the property or encourage an inspection. 

I started off with 3 houses on a lot and another house two lots down.

@Brett K. we manage in Class C areas, so have to deal with this a lot.Options:1) Boardup - pretty useless as easy to rip the off and advertises the property as vacant.2) Armor Guard door frame reinforcement with temp double-key deadbolts.

The Real Estate Rookie podcast is such a great resource—you're off to a fantastic start.

Typically someone who was communicative turns distant, unresponsive, blows you off when you're trying to talk to them in person, and the tall tale sign of boxes in the hallway.

After fully renovating both units, I refinanced to pay off the loan and held it as a long-term rental.