If you approach it cautiously and with good assistance your chance of financial gain should be high and the likelihood of losses should be very low.    

You didn’t address the pet issue I brought up.

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. 

It will be interesting to see if it stays around once a new cabinet is brought into the Oval Office.

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?

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.

I have approached the church about leasing them the lot for continued use. i dont want to sound like the Devil here but they  need the parking and without any compensation i am forfeiting the potential of any development on the lot. i really dont have any immediate plans for any development especially if they would lease the lot and of coarse the church is pushing back on any kind of lease to use it. they offered me to donate the lot for them to use as a tax right off but not sure how beneficial that would be. what do you guys think?