I was quoted around $94 per sq ft for a duplex style (2240 sq ft). 

Hey there, do you have any recommendations for an agent in the Seattle area to talk through the potential properties to operate a family entertainment style of business?  

I've worked with many investors who sought a life style change and wanted to take a more passive role in their real estate.https://www.biggerpockets.com/member-blogs/7993/48729-are-yo...Hope this helps.

(And may even push you to a SFH rent-by-the-room or SFH with ADU/basement apartment style)-- Don't over think it.

MTR in Florida is hot due to traveling nurses, corporate remote work and other.As far as vacant land goes Modular homes are taking a huge step into the REI market with some upgraded luxury home styles. 

and it currently has "wall/window AC" that looks horrible (old style, dirty, randomly located like under the window or high above the window) so really bad for marketing the unit in STR platforms.I want to change them ASAP!! 

For someone not as experienced to come in and want to change everything to do their way is like a white belt in a particular martial arts style telling a black belt how to do something.

I'm doing the BRRRR strategy and I just try to ask for her thoughts of colors and lighting and styles of cabinets and countertops.

At the moment, I have some noisy neighbors (I'm house hacking a 4-unit condo-style building).

The cash you get form either of those options helps to cover the down payment on future purchases.After you have purchased a few homes and have a good chunk of change you can get into 5+ units and start using DSCR to buy apartment style homes where you can focus on affordable living options and things like section 8.