That said, the other agent and I frequently reduce our commissions on these deals to make them work and, even if the agents don't, the seller would still be getting around 3% at closing with a 10% down payment which, to me, could be a win-win depending on their situation.  

The only other item I've seen is investing outside the US, there are some places where it is more common to have fully furnished apartments for rent, even for long term. 

As others have mentioned, DSCR loans are generally for turnkey rentals (although outdated rentals may still qualify depending on the level of deferred maintenance). 

And it could take even longer than 6-12 months to find a replacement depending on the area.The other things to look at carefully are major Capex or maintenance expenses - you didn't mention whether this was a NNN lease.

but keep in mind CA has higher taxes and reg fees and I’m not doing more than 1-2 flips (short timeframe flips)  a year and many years do 0 flipsDo most flippers put flips into LLC Or in personal name (sole proprietor)  in CA (where you must pay $800 yearly plus accounting and other fees $300to $600+ yearly to maintain LLC) Pros for personal name-save on taxes accounting.

Their side-hustle was helping others become better investors.  

Far different from buying and "maintaining" a property in hopes they market forces improve the value.It's the same as purchasing a stock after analyzing that market and charts.The other factor is inflation, the other thing we have no control over.

Live in 1 unit, rent the other 3.

Structural repairs are really unknowns, as others have mentioned in this thread.

My biggest concern with this market is that it is very limited compared to many other larger markets.