We excel under current market conditions – the same ones that have many people panicking, as several of the major players in the real estate fund space are reporting losses, forced sales, foreclosures, and SEC investigations.

Example would be for a SFH fixer upper in grandma condition:   $10k for demo and permits and prep, $10k for wall removing and layout revising, $10k for basement framing, $10k for drywall, $20k for paint, $30k for flooring, $20k for kitchen, $20k for baths, $20k for any MEP upgrades, $10k for trim work, $10k interior finishes 

At this point in time while I appreciate your recommendation to build,  I have no interest in continuing to be invested in Cape Coral and was simply inquiring about local retail market conditions. 

You might need to take out a repair loan (like an FHA 203(k) loan) as part of your refinancing if the home’s condition will affect its appraised value

Beyond that, a bit more color on this duplex would be helpful....condition?

Comps for appraisal disputes typically need to be more similar (size, condition, bed/bath count), more recent, and /or closer in location than the comps used. 

If it's in a good location, and the property is in great condition, you could furnish the house and operate as an MTR.

Here are the Positives:Upfront Payment: The tenant’s offer to pay the full year of rent upfront, along with the deposit, shows a commitment and provides financial security for you in the immediate future.At least She was Honest in Her Communication: The tenant has been transparent about her situation, which can be a positive sign of reliability and sincerity.My Negative Concerns:Her Future Financial Stability: It's only a one-year lease, if her medical condition and financial condition should worsen (Heaven forbid), you may have to face her wanting out of the lease earlier than the 12 months and eventually you may be faced with having to decide not to renew the lease (after her 1 year contract is expired) based upon the sad news of her condition becoming worse, (Heaven forbid).  

I kind of saw same in terms and conditions.

Steam cleaning myself (many times) I  was able it to get it back to usable condition and it lasted for one more tenant.