Advantages of duplex include ability to add ADUs, no extra STR restrictions, and they in general appraise better than SFH with ADU. 

A great thing about rentals in warmer locations is the tax write off abilities. 

By calculating this, you temper your ability to perform and are able to recognize viable opportunities.

Your investing career will be determined by your ability to accurately predict variable expenses, vacancy, maintenance, and CapEx. 

I can draft these offers for you, but, as mentioned, the likelihood of acceptance is slim to none unless you're presenting terms favorable to the buyer or possess substantial experience to demonstrate your ability to close.

2) I will very likely need to pull permits for this property and I don't want to and up in a lurch as I am relying on the ability to update the electrical to make this deal happen. 3) Any thoughts as to whether to try to have it rezoned to residential or to multi use?

Also they have the ability to stall said permit until they put up landscape bonds which is the only thing the city is requiring now. 

Its a very good program and can be lucrative if the person has the abilities and skill sets to make it work.

There are a good amount of luxury apartments nearby, but I don't think any of them have the ability to be subleased.

A desire and ability to share their knowledge4.