I am looking for a duplex outside of the city to live around less people (and avoid unnecessary parking tickets haha).

They're being built in places like Sylmar, Panorama City, and Sun Valley.

It is a duplex totaling 4 bds and 2.5 baths with modern updates, in great condition.

The cities laws make landlord very difficult for raising rents and evicting tenants. 

Did the city official revise this to 3+ units?

Does the city or building department not post the property with a big red  stop work poster ?

Are there areas/cities more open to multifamily rezoning compared to others?

Unlike true multifamily, meaning the county or city has the property categorized as multifamily, you can't use potential rental income from the additional units to help you qualify (if the home is single family per the appraisal, that is).

I would not put so much on an appraisal report.A number of reasons might be the answer for this lower appraisal report:1- What city is this property located?

Hi Guys, I am looking to buy a multifamily in Jersey City for STR, any suggestions what area will be good for STR and weather number make sense at this time.