Right now there aren’t any duplex’s for sale in the area we are looking (job and family).

I know the bigger players aren't looking for 20 units and under etc.

They aren't that hard to find, I did some research and found a bunch.

Off market means you aren't in that bustling marketplace where everyone is trying to sell their wares for top dollar.

If you go driving once a quarter and set up a follow up cycle you will never need to go to someone else again and your profits will be far higher because you aren't paying middleman fees.)

If the lines do physically cross the PL onto your lot, based on your description it sounds like it would be very easy to simply shift the water lines offsite so they aren't on your lot anymore...With this I mean to shift the water line after the meter all the way to their building not relocate the actual meter itself.

If you aren't part of any facebook groups for Realtors, I would get on those.

While cash flow isn't a lot, you want to make sure you aren't losing money. 

Not a lot of information on it as there aren't many consumer protections out there for "protecting yourself." 

Fun fact: VA loans aren't "one time use only."