I’m in the process of closing on a duplex and the appraisal came back where it identified the property as being built in 1972 versus 1982, as was listed on MLS.  

I have identified 10s and 10s of properties I would like to be in in the area by driving around on scouting. 

I have identified 10s and 10s of properties I would like to be in in the area by driving around on scouting. 

The landlord doesn't want to identify herself, is 74 years old, the obvious peeling paint all over the rental property, completely overgrown front shrubbery, tenant/LL communications have completely broken down, "Not a cent of rent since February 2019" = $31,000, 21 months at about $1480/month for that D-class crapshack.

Have your electrician identify the lights and calculate the KWH usage.  

If a market for multis is already identified as hot, you are giving up appreciation for a shiny toy.

I think one of the bigger problems you already identified is your tenant. 

I'd suggest finding some local real estate meetups out there - identify who's in charge and make friends with them along with any of the other clear heavy hitters in the room.

A few months ago the SEC offered an update to the definition of sophisticated investor - they identified how much such an individual can invest.

I'd also try to identify another investment vehicle immediately when you get the cash.