I'd also research cities that have a relatively low property tax rate since that eats up a major portion of your cash-flow. 

I agree with @Jeff Morelock the Tampa market is very competitive which is why having some feet on the ground is vital.

(I asked her what she is hoping for out if this deal and this is what she said)She is looking for: $130,000 because she wants to pay off her current mortgage on the duplex (just under $100,000) and a personal loan that she took out in order to buy her new mobile home that she’s currently living in (about $25,000) as well as roll her portion of closing costs into that $130,000. 

If I can convince my GF, is it possible for her to roll over our portion of the profit as an "investment" into another property my business partner and I will buy with a 1031?

Quality of the listing is vital, so be sure to look at it yourself (assuming it's being remotely advertised.)

In my experience, there is a very large portion of the investor pool that wants value add and understands what they are and how to evaluate them. 

That family member was NOT about to liquidate a portion of their portfolio to lend me a cash for a downpayment.

If the tenant is not paying his portion of the section 8 rent, you can evict the tenant. 

There is no reason for Unit A or your responsibilities for Unit A's portion of water to be mentioned in Unit B's lease and I'm assuming it is not.If you take Unit A out of the equation, that line literally reads that Unit B is responsible for the water bill, except for the first $100.Though if you can get in touch with the previous owner, it would be helpful to know the history of what has been done. 

We would also have another $60k to invest each year after maxing our all our tax deferred investments.We’ve invested a portion of our SDIRA into an LLC that is purchasing and selling land.