For example I cold call property owners for off market deals for the developers and investors I work with.

We do live in a rural area and some contractors we spoke with said it was too far of a drive to do the project.

But you can find things in Denver that will cover its own cost, or kick off some cash flow even in the LTR space, as long as you buy right.

Jacksonville is ok market growing fast like all of florida but you still have less multifamily. similar average cost per housing unit to columbus but columbus speaks for itself. state capital, ohio state, developer friendly, fast growing market. those are the two stronger markets. depending on your liquidity I wouldn't look far away from home either. homestead, other areas there are massive deals being done.

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.

Are you looking to live off of the cash flow?

Many of the investors that I have worked with have found our off market inventory perfect for 1031 investment.  

For example: If your credit limit is $500, you want to carry a balance of $45.00.With this $45 balance would you never pay it off?

Any ideas of what to do it would cost around maybe 30k to fix up and  add well (to far for public water) and septic .

According to the zoning office, no request for duplex has been made thus far.