I'm currently looking to either buy a turn key multi-family or BRRRR a multi.

They require all cash to buy so the people there have money.

Certain cap items is fixed or pretty close to fixed whether you are buying a $60K house vs. a $500K house in the same market. 

I have many clients buying the older homes in North Phoenix near the north 101 as they are 20-30 years old, in need of updates, but also are poised for the long term growth from TSMC and other business/economic activity in the area. 

Buy your Aunt out first 

You can make more through co-living in most markets, but still likely to be better off house hacking 1 / year and then buy out of state with your extra cash.If you want to chat strategy with someone - feel free to PM me or reach out to contact info in my bio!

Yes you can buy stuff over the counter however as said most of it will be junk.

Buy an existing house to live in and add an ADU in the back.

Selling and buying something else you want keep and doing a cost seg in would help with the tax burden probably better in this situation.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.