Based on my experience in the market, my suspicion is that a duplex at this price point is probably in a less desirable location or else is in bad physical condition.

You need an ammmmmmmendment to the listing contract signed by the seller and the listing firm, and a OTP with a discount signed by you and the seller.

In my opinion, Multi-family are more desirable.

Your desire to help your clients is what all agents should be trying to implement in our mindsets.

Both in established areas with many desirable amenities (public transport, good schools, grocery stores, jobs etc).

The desirable properties are gone in days to 1 week.

At the end of the day, success in Real Estate comes down to understanding relationships. 1) Your relationship with yourself, which means understanding your goals, strengths/weaknesses, and desired life balance. 2) Your relationship with other professionals.

I don't have much time/desire to spend managing/rehabbing my properties, hence the turnkey. 

Sometimes a tenant will want 3 years fixed but not as desirable to the landlord unless the landlord knows they are tearing the building down or eventually replacing a mom and pop tenant with a national one.You might want to take your existing lease and any amendments and have them reviewed by a local to the property  commercial real estate attorney familiar with that asset type (industrial, retail, etc.) and give an opinion.

However, if conversion isn’t possible the monthly payment is not a desirable payment to be stuck with.