I’m happy to provide additional information if required.

Keep in mind the deed recording can be delayed months from the date the sale is completed as well. 

I have 2 investment properties that are doing really well and give me some cash flow (on top of paying both mortgages).

I have been looking for SFH and Duplexes as well and found a "potential" cash flowing duplex in 32209 and began investigating forum discussions on this city.     

@Christopher GarciaReally depends as there will be investors who will want debt as long as there is no debt in front of them as well as those that want equityFor debt typically there is no upside but however you want to do it is up to youIn option 1 you note 80/20 equity split then 70/30 profit split.

@James McGovernNot gonna happen as every lender will do to different from experience and lessons learnedIt’s also no different as well as one person calling a sandwich a sub, another a hoagie and another a grinder… different lingo and different experience for private lending.

There are some transitioning areas (like Ybor) where we like to check out, West Tampa, some parts of St Pete and Clearwater are growing well also.

Me personally though, I always try to look for scenarios where cash flow & CoC, as well as other indicators (DCR, GEI, etc.) perform a bit more aggressively/positively in both the short term and long term.

Buffalo is a good city to invest in for cash flow with a low barrier to entry, but you need a great team in place to pull off what you are trying to do. 

Also, I'm not sure where you got your numbers from but I would recommend the following:1) Contact a realtor for a market analysis on your property, offer them $50 but they'll probably do it for free if you know them well.