Identifying viable assets is truly the easy part, the real work comes into play with the systems and teams to fill & manage the tenant process to ensure long term success and mitigatge vacancy issues.

But you should easily be able to identify fees from 2 or 3 different title outfits to see if it is common what they are charging. 

What are all expenses you have identified?  

All of the properties I've analyzed seem to some work (more than lipstick on a pig) but I am avoiding the total gut properties Is it worth making initial intro/grab coffee to meet the new GC before I have a property identified?

In MN were required by city before rental license is issued to attend Drug Class to identify, and know when to issue a non-compliance with the Crime Free / Drug Free Addendum.This helps enforce and we are able to file for cause with this,, I don't need a police report or anything else. as long as I took the class was certified by Police Dept I know what the odor is and how to handle it if it's a problem along with other drug use that was covered.. 

Or help identify the key components or variables I should focus on when analyzing duplexes?

I believe the substantial economic growth combined with the items identified above make Tucson a safe bet for real estate investing in 2017.

Window should have two glass panes one inner side and one outer side.But today I noticed that it has only one glass pane(outside), there is nothing on inner side.it's something that tough to identify, whenever I looked through window it seems ok, but when I checked by touching then only I realized that one side(inner) of glass pane is missing.is there any thing we can do now?

My preferred strategy and approach would be to identify, buy and hold commercial properties with NNN structures providing passive income.  

Think your going the wrong way here in addition to the risks you've identified already.I assume you've factored in the vacancy issue and likely long term in a rural area.