We do have a lender lined up and do have an agent.I'm thinking about going straight through the title company because my agent did not find this property and did not do any of the seller negotiation. 

Yardi has better expense information while costar has better coverage of sub-50 unit properties and in my opinion, better qualitative reports.

Other smaller areas in Texas can work as well.Do you mean turnkey meaning all-in-one so the turnkey company handles property management, tenant leasing, etc?

Instead, I use established companies specific to the issue.  

Again.... from professionals I haven't met and friends whom I know personally that run their own companies...I am curious, what is your policy on hiring friends (whom own their own companies) to work on your properties?

@Brad Larsen runs a great property management company in San Antonio and is very well connected to the investor community.

I can't speak to the financing side of this question.... but as a GC I would tell you to reach out to reputable GC's/construction companies in your area for a rough estimate of what it would cost to build a 4 plex.

If you have an iPhone, there is a way to make your own "Contact Card" in the Contacts app: I normally add my cell, email, and company there; list your "Company" as "Investor".

Firstly, the agent failed to review the inspection report or the appraisal with me, and was absent during all inspections.

Could someone either give me an estimate of average lifecycle for common components of a house within Florida, or recommend any local contractors that could give me an affordable inspection report?