Any suggestions or tips.

Talk to the county offices in your target areas to figure out what their process is.

Mel, Nancy and Hunter, Thank you guys for the tips and encouragement.

There is few new links I didn't know and the tips seems very reasonable as well.

After these preliminary steps https://www.biggerpockets.com/forums/552/topics/562694-fl-mortgage-broker-ensure-listing-agent-presents-offer-to-seller  1.  If using a Buyer's Agent, but they're not available to open th...

Thanks everyone for the tips and suggestions, I'll be sending some PM's - appreciate it!

After looking through around 100 deals we found an off market deal through another agent in my office.

Utilities are generally public and you can call them to get averages, taxes are public as well and can be pulled either from a assessor website or at their office, insurance companies can give you cash value and replacement value quotes by giving them an address, general rule for running calculations for vacancy is 5-10% of gross income, I have seen maintenance expenses all over the map (anywhere from $300-750 or a % of the rent - those vary depending on the number of doors in the deal as well as how much deferred maintenance has to be dealt with or how much rehab you are going to do to negate the deferred maintenance), contracted services, call a few landscapers and get quotes and use those for your analysis. 

Apartments (5+ residential units are considered commercial), office buildings, retail (strip malls), etc.

Before purchase I stopped at the recording office to look at the records and I should be in the clear.