I’m also based here and have experience with short-term rentals, property management, and work with investors like yourself.

Yeah, you don't want to try to house hack in LA based on the price points out there vs. what you can get most likely.

However, this is not specific legal advice to you, just an opinion based on the circumstances described in this thread.  

However, this is not specific legal advice to you, just an opinion based on the circumstances described.  

It's all relative and subject to change based on each individual person.

Based on rough assessment, the following is needed just to get it listed:NeedsLowMidHighRoof$7,747.00$12,580.00$26,037.00Siding$20,000.00$25,000.00$30,000.00Windows$9,000.00$12,000.00$18,000.00New Deck$8,000.00$10,000.00$12,000.00Roof Leak Repair$2,000.00$3,500.00$5,000.00Mold Mitigation$1,000.00$2,500.00$3,500.00AC Units$13,000.00$15,000.00$18,000.00Carpet Replacement$2,500.00$3,500.00$5,000.00Kitchen Remodel$5,000.00$10,000.00$20,000.00Total$68,247.00$94,080.00$137,537.00Due to lack of capital to fund these repairs, I believe the best option is to find an investor looking to flip. 

I am based in NOLA and have a great property manager.

Based on what you've said here, I'd probably rent it out as-is for a couple years and then 1031 in to a higher quality area. 

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

There are two options I have offered and I want to get a check on here if I am off base with my offer or if I need to push harder.