What's the biggest point of improvement?  

The carpets are my biggest concern due to the horrible smell, do I need to attempt to clean them or can I just go straight to replacement?

The downside to that is that it sounds like you don't have much upside.

This is a significant expense if the property is not separately metered, which is rare for heat costs which is the biggest expense 3.

As for the Ramsey market, I just filled an Anoka vacancy on edge of Ramsey in 2 days, literally, and my biggest problem is the continuing stream of applicants for the unit, lol. 

Cash flow is my biggest concern. 

This typically takes a few months and I am unsure how to dialogue with the sellers on the process, I don’t want to put in too low an offer and have them reject it but I also need to protect my downside should the town not grant my highest and best use.

The biggest concern for most landlords is in sharing their personal info which you may want to avoid.As a note, there are other platforms that allow you to send from multiple email addresses.

The downside is that I offered 139k, and as far as cash I only have about 15k for a downpayment, so I’ll have to buy the duplex on an OO loan.

The biggest issue is my current job doesn't really allow me to be an agent.