Not afraid to get my hands dirty, if necessary, but I'm a little concerned that I will get in over my head when it comes to estimating more major renovations. 

Most 2 unit properties have similar square footage to each other and have separate utilities and separate addresses. 

The issue you are concerned with doesn't come up a lot.

His reasoning is that at this price point ($125k ARV), the property will be purchased as a starter home by  someone not concerned with the property lines.

I would address that most quickly.

I like the keywords such as TLC, Handyman, etc. going from the description, but I'm concerned that by going from the description alone I might miss some key deals, so I'm trying to figure out property criteria that would work as well.

The city made a terrible mistake and mixed up the addresses and said it was zoned for a 4 plex.

Give me your thoughts comments concerns questions, anything.

Seth, that is one of our concerns.

or should I work with the tenants and do land contracts to sell them the properties at a higher interest rate and higher asking price because I am sure none of them have enough for a decent down payment and also I am concerned that interest rates will increase and I will be stuck holding a low interest loan and my money could go somewhere else, also I do not want them back.