Leaving me to make a move that i am not sure i am ready to do.

Finally looking to house hack a duplex(currently renting) and have a property we like and ready to make an offer.

The first step is to recognize there's a problem and get mad at it.I used Dave Ramsey's baby steps to get out of consumer debt, $87k worth.

Consumer Reports is a tremendous resource here - truly unbiased research.

Now that I have been spending a lot more time learning how to purchase out of state I’m ready to make a purchase.Miami is my next choice of destination for a tri or four-plex. 

I ended up coming up with significant amount of money out of pocket, and would have been better off buying a house ready to move in....  

I'd be on the lookout for significant deferred maintenance, and be sure to get proof that the tenants are all actually paying. at 24 units the property management probably isn't on site, or if it is its probably a part time live in manager, so make sure you have PM ready to go, you'll likely want/need to change it. why is he offering at 9.2 cap if the market supports 6 to 8?

If you think you aren't ready to do what it takes to invest, then I'd wait and invest when the time is right. 

I'm on my 3rd SFR & it should be ready to rent in a month or so.

Continue saving money and living below your means and when you are ready to settle into one area and have a long term vision then take massive action.