You're right and from what I've seen, most of the multi-family popping up on the MLS are in or around 32209, or pretty far from the city to the northwest.

To address this, we agreed that I would work in the business for six months to verify the financials, which so far align with his POS system.My main issue is that at 23, I don't have strong financials to get a conventional loan at 75% LTV with a ~7% rate, and the seller's lack of financials complicates bank approval.

This means, site plan has been signed off by the county, building plan is approved, site has water, electricity, and sewer/septic.

If so what’s been your experience so far?

However, it may turn people off to nice investments that can give you anywhere between 12-15% ROI (singles, doubles, and triples.I'm far from an expert and I want to learn different ways you guys analyze deals.

I am currently living off a small amount of self employment income, savings and 401k due to health issues so I don't go on the financing per my lender. 

That is why My marketing goes far beyond anything else I have seen thus far!

on the bleachers right now just learning so i got a question If I find a  duplex for 350k, put 20% down , 30 year mortgage after the 30 years is over and the property is paid off,  it cost me more than 700k that just doesn't sit right in my stomach.

The questions you are asking are far to vague for anyone to have major input or guide you correctly as each person's situation is different. 

As far as bonus depreciation goes though, is there a need to separate the operations from the property?