On public websites, I see some options to acquire a duplex in central Los Angeles under $550K which would require at least another $50K of work if I do not outsource most of the labor.

@Roger CreekmoreMini splits sound like the best option from the cheap seats. 

Too many other investment options. https://www.neighborhoodscout.com/ca/san-diego/real-estateAs with any large investment, do conservative accurate underwriting before purchasing in San Diego.  

How many mortgage lenders have you spoken with to get qualified and discuss allowable down payment options?

Tax return is almost complete, but I've heard there is the option to supersede the return, or just consider the 2025 return moving forward.

Devon, is there a seller finance option available?

Unfortunately, she would not be able to afford other options than what she has.

I've been exploring that option, how has that worked?

@Kelly Beck If you are trying to sell a note, another option is a Note Broker or someone that acts as that like a servicing company's sales desk.  

Yes, you can expand (and SBA has some great options for that), but the basis for a strong expansion is really understanding how the business works.