Dean do you think it's smart to buy above appraised value as a general business plan?

Those are smart goals.

Would this be a smart move or should i put that 20% down on a duplex to house hack instead of doing the rental?

Google “sub metering solutions/devices” or some variation of that.

Buy smart with equity, have an exit plan if the zombies attack, and get in there!

We buy smart bank owned or foreclosed or short sale primary residences and we live in rehab , then later rent if and when we want to.BUT, on the side I buy and sell land and tax deeds. 

The tourism tax protection incentives are a great way to defer or not pay any capital gains taxes.The smart play, as I see it, is to get rid of stocks before the market drops and move the money into a tax protected source (ie this project.)

I'ts not sufficient if you really want to grow wealth buying 1 property every few year plus you have stay in the property for another year again to use the fha loan so moving out one multifamily into another one every few years or so.Ideally you want to find a good deal on that first multifamily property that cash flow very well even while your staying in one of the unit that first year and the smart thing to do is pay your self that same amount of rent your charging the other unit put it up towards saving for the next property along with all the cash flow and you can put 20-25% down with conventional or commercial loan. 

But the smart investor will work with the local seasoned agent to help you make the best move$! 

Since you aren't there showing them the property, how do you validate they are who they say they are take credit card info before they get a code if you use the smart app lock box?