This is not a "slap them up" construction area like others I've seen. 

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.  

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

Their side-hustle was helping others become better investors.  

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.

As others have mentioned, DSCR loans are generally for turnkey rentals (although outdated rentals may still qualify depending on the level of deferred maintenance). 

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.

Live in 1 unit, rent the other 3.

Is one of the structures above more appealing to a trust than the others?

If you can take that and buy a 2-4 unit property and live in one and rent the others, with the aprox $110-120k you are putting down you should be able to be in a good position and make a much better rate on your investment.