A truly "motivated" seller tends to not really care the amount of earnest money and you could also structure your EM due at end of your inspection period. 

Connecting with local GC groups in your area will help you connect with subcontractors, find out tips and tricks of the trade in your local area (since all areas and their real estate differ slightly).Also, have you considered the motivation behind building a brand-new duplex versus finding one on the market?

The policy below would be twice as high if we used our Personal insurer since they don't have the experience mods for Self-Storage.G. 

It’s worth considering self managing as a STR for depreciation benefits if the demand is there 

For house flipping, consider an LLC taxed as an S-Corp to reduce self-employment taxes by taking a reasonable salary and the rest as distributions.

Yes, you personally aren't living there, but with high crime comes unqualified tenants and high maintenance costs (stolen materials, broken windows, etc.).

That is the sole motivator behind seeking out these markets and property types.

I would like to start close to home as I plan to self manage the rental side of it.

The loan is with you, not with your tenant, so none of that means anything to them - in fact because you live in one unit and it's under 4, if you were self-managing you don't even have to abide by fair housing laws (at least on the federal level). 

I have several opportunities to snag up a self storage complex and a 18 unit apartment complex on creative financing .