Not that office space will necessarily sit vacant, but market rates might drop significantly making it an undesirable purchase. 

Also it may have other undesirable things like rates, drugs/crime.

From a cashflow standpoint, it's very difficult to make something happen unless you significantly leverage an under-used property (example: adding a unit in a building in a basement, renting parking/storage space, etc.)) and/or purchase a fairly undesirable property and invest quite a bit to bring it up to snuff.That being said, there's certainly something to be said for living cheaper and getting an opportunity to learn the trade.If you think about it from the standpoint of price per door, owning a small plex (2-3 units) can still be interesting.Example (desirable neighborhoods excluding DT, Verdun, Saint-Henri Plateau and Villeray)2 br condo = +/-350k Cost per door: 350kDuplex = +/- 550k Cost per door: 275kTriplex = +/- 650k Cost per door: 217kBecause the bank will take into account the lease when looking at your ability to pay, you can apply for a larger mortgage with a plex and the cost per door comparatively goes down.

However, these are all inherited tenants and most of them are undesirable.

"Future site of Randy's hog farm" or the most undesirable thing the restrictions don't stop.

When i wked through, I realized the house is not a done, two rooms plus a hallway need drywall mud sanded, painted, then the ebtire house needs cleaned from all the drywall mud floating around.

Tenants set the inspection time, I showed up and the house was a complete disaster, by that I mean... burn holes in carpets, coke can or something blew up on the wall and floor, handprints in basically mud, all throughout the house on the walls, used cat litter dumped in the yard.. the list goes on.

Two rooms and one hallway still need drywall mud sanded, painted, then cleaned up due to all the dust.

The downpayment for a primary residence might not be as high compared to an investment property, my issue however is that a lot of properties in LA require a major overhaul or it may be located in an undesirable neighborhood.

Selling my primary house is not an option for me.Right now I am trying to decide between 3 scenarios:Quit my undesired job, work at the bar more and go back to try and make it selling real Estate.