Education is worth something different to everyone.I'm someone who feels like he has good advice to share although my successes are extremely modest.

If one guy owns the entire business and he is potentially thinking about retirement, you will need to be sure that: 1) he has a succession plan in place, and 2) you can trust whoever the successor is to honor the lease.If you cannot negotiate a personal guarantee for the entire 12 years, would the owner be willing to offer a personal guarantee for a portion of it (perhaps 8 years)?

Building a team of trusted advisors: realtor, lender, attorney etc... is a very important first step and the best way to familiarize your self with any market you're considering.  

I just need this person to be my trusted out of state contact who can inspect the work of contractors, take pictures/ videos, let contractors in/ out.

property is a duplex with a attic studio. now the attic studio has a separate entrance but no fire escape so that is a liability. however I will be house hacking and living in the attic and can't sue myself lol.The units seem extremely well kept from a first perspective a very well taken care of property it has off street parking and 3 parking slabs in the back. each unit is 2 bedroom 1 bath. avarage rent in the area I've seen 725 and 950 I've looked on centimeter and 800 850 is about avarage.

The duplex market is extremely hot right now.

The way my team and I approach working with investors is that frankly, there really is not right or wrong way (yes, there are extreme cases always) to invest in real estate.  

Can anyone recommend a trusted home appraiser in Tallahassee? 

They were extremely helpful.I am glad I asked.

And 200 a month sounds extremely high.