Work with a good realtor who can craft offers in a way that they're favorable to you.

As long as the terms are in your favor and you can float the mortgage, I don't really see how you can lose.

The returns are more favorable than North Jersey and there are plenty of towns that have rentals available. 

Remember they are practically doing you a favor especially if they are very successful, time is money, and if they feel it is time wasted they'll be the first to walk away. 

The odds have been in my favor and the margins are great.

Because I’m new to this I tend to favor the duplex in my mind because it’s been nicely renovated and it’s more attractive, but that’s probably just the newbie in me talking.

However, this is a converted office building and your lender is going to price your transaction based on the overall risk associated with the deal.As a lender, I would look at this deal more favorably as a 6 unit rather than a 4 unit.

How do you know it’s not just some friend who will fudge the report to do a friend a favor?

Within that week I would say ~5 lenders had contacted me, and I was able to play their rates against each other until I got what was most favorable to me. 

I really hope I'm able to return the favor and add value to you soon.