I've been looking for hard money lenders and agents to work with, so if you have recommendations to look into, let me know. 

How do you intend to make money once you quit your W2? 

Funny thing is that the agent saw how much I liked it and tried to buy it herself but then last minute her money fell through so she came back to me and I had 2 weeks to buy it before probate got involved.

We sold 2 properties and did a 1031 exchange and used a combination of hard money and private financing to acquire the building.

Lots of schedule Es I can not read or understand.I obviously know my rent "income" and my costs (especially since I make NO positive cash flow money on it and mostly loose money (last year I lost "only" -$1175) so i want to know what i made in appreciation versus how much I lost per year for the past 20 years. 

There are a couple options at this price point and again, depending on your credit, you may be able to go up in price/put more money down, etc. https://www.zillow.com/saint-petersburg-fl/duplex/?

Its alot easier to learn and with a good boots on the ground agent that knows the market, you could make alot of money.

These buildings are zoned like hotels and have all the requirements you need to rent and make money accordingly. 

Let's use 6% interest just to pick a more reasonable cost of money (ie. not todays crazy rates).  

DSCR only requires that the rents be equal to or greater than the PITI payment or the ITI payment if you go I/O interest only.You can use DSCR for a cash out refinance, Purchase and even a "Rate and term" which is when you want a lower rate or get out of a HML - Hard Money Loan, Balloon payment, Adjustable rate getting ready to expire/adjust (Recast).