Purchased this property for $42K Cash on 1/6/15 (including all fees), rehabbed for $2558 (including all holding costs and survey) and  financed at $46K on 3/4/15 with private lender for 15 years at 9%. 

We always care about gross income, expenses, deposits, roofs, mechanicals, structural issues, survey, title, and all of the other things we should be investigating. 

In my initial offer, I requested to allow me to survey current tenants but seller denied under pretext not to disturb tenants.

(90%+, numbers change depending on the survey).I’ll believe the vast majority of scientists, and ignore the small percent who disagree for whatever reason.

I order to proceed I would have to do land markouts, surveys, and rezoning which can come to around $10,000.Does anyone have any ideas on what is the best way to capitalize on a property like this?

Check out the CBRE Cap Rate Survey (First Half 2016).  

Paying 81k for duplex. 11k closing costs (including re taxes, lawyers, title and survey) and figure I’ll be putting in about 20k in rehab...ARV about 140k. 

Frank I actually had a Elevation Survey done last year, and it came back that I was 8 inches under the flood level.

Do all of the analysis you want, the simple fact remains that "In the Federal Reserve’s most recent Survey of Consumer Finances (in 2016), a blockbuster statistic was revealed.

See if its abstract (should be able to see this on lot and block description or survey should have it).