However, we also have fix and flips along with PML and wholesale deals that provide a level of cash-flow diversity. 

It's definitely possible but the bank would probably also provide some pushback as they want to see the operator with skin in the game.

This will provide a helpful visual so that it won't be as intimidating on your first purchase. 

I also extended the kitchen / dining room in the bottom unit by about 200 square feet to provide a usable indoor space and replacing some of the covered outside patio.

This provides you the greatest leverage in negotiating because the seller should disclose the defects to any new buyer and knowing this they are more inclined to come around to the terms you are seeking. 

Also - if anyone has rental properties in this general vicinity who can provide insight / verify my assertion that its not a war-zone I’d appreciate it !

Nothing special about the construction aspect, just the zoning and regulatory part of them....Start calling Licensed builders, maybe find a younger , newer guy and give him a chance on an easier project.....

You can also explore my profile and see that I specialize as the go-to agent for furnished rentals and investor-friendly properties in the state.

Building a network of agents who specialize in sourcing the deals you are looking for and other investors is an additional step you can take to get more deals!

In my rental agreement (lawyer reviewed and approved) it specifically says no smoking or vaping within 20ft of the building and all butts must be left in a coffee can with sand in the bottom and one is already provided in the "smoking area".Explanations are given for allergies, health, and second hand smoke etc. etc.I've not had any issues yet.