Only time will tell how much this new approach will affect the overall cash flow, though I’m comfortable saying that it should definitely be in the positive!

Now, the SFH may have appraised lower since it only rents for $1200 today.... so if they used the income approach, that could be why.Ultimately, I’d like to BRRR the SFH like I did the Duplex... but I’m wondering if I should convert the SFH(pretty easy to do with this house) to a duplex if duplexes are just valued greater in these types of neighborhoods. 

You're not investing in an MSA... you're investing in a neighborhood, in a township, you're investing in a school district, you're investing in locales.... and that's incredibly difficult to do if you've never been here. 

My mortgage broker is also an incredible asset.

This approach might be best for the seller.

And should I approach this plan to the lender as is on a more pdf spreadsheet or there need to be more tweeks?

The Community here on BP has been incredibly helpful. 

I'd like to be better prepared the next time I approach a bank or lender about financing. 

I think your approach is right on. 

Or if you want a more hands off approach look for a solid turnkey company.