I would prefer if it needs a lot of work because I will be gutting it anyways.

Give yourselves at least 60 days and preferably 90 lead time. 

So this one the City would in no way support the continued duplex use...So the final answer to your above question likely depends on the story, and also likely depends on what the City's preferences might be. 

@Amy Friend the company was building so many houses they were offering incentives to anyone who used their preferred lender.

Reads like Owner gives ATT preferred access & marketing and gets a commission on resident accounts.

I network as much as I can with my SOI and many sellers prefer to try out the pocket listing approach especially for properties that are in physical distress (meaning - need moderate to light rehab).  2. 

I network as much as I can with my SOI and many sellers prefer to try out the pocket listing approach especially for properties that are in physical distress (meaning - need moderate to light rehab). 2.

On 7/1 I entered the apt to find nothing but toys, leftover food, and random clothing strewn about.

(Preferably online!) 

For multi-family landlords..do you have a preference between 1 bed/1 bath units versus 2+ that are more family friendly...particularly in downtown areas?