I need help getting out of my house, but I want to invest.

[Jonathan K.]

Hello Everyone, Hope you're safe in these times! 

I come to this community in what feels like an EMERGENCY CONTACT/LAST RESORT FOR HELP... I'm 26 and still live at home with my parents. I did this in order to save money for my first investment property and I feel like I've come to the end of the line. The time has come where I can no longer deal with the limitations of living under my parents roof and feel like I need to start my life as an adult. I'm obviously grateful for all that's been done, but I do need my own freedom. 

I preface my question with this in order to provide context that I was saving to buy a duplex in Southern California. But in Southern California, looking for a duplex is a tricky and expensive game. I am pre-qualified for about 550K home and possibly around 600K duplex with the rents included. The bulk of duplexes are somewhat above the 700k mark on top of I'd be using FHA financing instead of 20% down or an all cash offer. In this hot real estate market this is what I'm competing against.

I can't live inside my house much longer so I'm looking to alternative options: buying a condo, buying a SFH (don't really have extra funds to build ADU or would need large discount off purchase to add or update property), or just getting out of my house and renting (I don't like this option as it would add $1300-1800 in monthly expenses I don't pay for now)

So for my seasoned investors or for anyone out there who has possibly been in this situation, what would you do? Is buying a condo not smart? Is buying any real estate better than just going straight into renting? What options makes most sense to move out and invest at the same time in this hot Southern California real estate market. Open to all idea's and would love for any advice.