Single family is a easy entry point, buy something that needs work and force appreciation. 

Once downtown is back in full force from Covid, I see rental rates and home value increasing further.

This repair appears as if it will be above the de minimus safe harbor election which might force you to capitalize the repair https://www.patriotsoftware.co...

My plan going into buying this duplex was to get forced equity from updating his side and performing updates to the exterior of the building and landscaping, then when the time is right using equity to buy another home.  

Any distressing condition, especially ones that the seller is forced to face is an opportunity for a better deal when you are prepared to deal with those things.

Why didn't you force the PM to visit the property?

So can I use the delayed finance to purchase a house with cash then force appreciate it with rehab before I refinance cash out?

I'm guessing you are passionate and care about your neighborhood and that is the driving force behind your desire to invest in real estate.

It was tough to find a deal that would cash flow properly with essentially no money down, but it forced us to find a property below market value.

Towing something like that will be more difficult and if you are forced to move it, it is much easier to get a driver than a tow rig that can move it.