I made an offer in August 2018 on a duplex but after going through the final inspection and seeing mold in the bathroom ceiling, I wasn't ready to take on such a project as my first investment property.Fast forward to September 2019 and my girlfriend actually found a perfect place in SE Portland that had a "finished" basement with a separate entrance and bathroom/kitchen.

As a California real estate assistant, it sounds like you're allowed to do the following:-cold-call prospective customers (although not regarding a specific property, transaction, or product), -assist with open houses,-conduct a comparative market analysis (i.e. identify comp properties), -arrange appointments, -give entrance to a property to inspectors or other authorized 3rd parties, -prepare and design advertising, -prepare documents and transaction instruments, -deliver and obtain signatures for documents (although you can't discuss the contents), -accept money for trust funds (i.e. earnest money or similar), -relay certain information between the agent and the principal, and -review transaction documents for completeness and compliance.Hope this helps. 

For example, the ceiling is low, the vent pipe is next to the toilet, and the entrance is not on the same axis to allow a door to be installed (it's hard to describe).

@Paul Murch if its legally a 2 unit, zoned 2 unit, has separate utilities/meters, entrances, etc then its highest and best use is a 2 family which is the most important for the appraiser to determine before he appraises a property so it likely wouldn't be considered a single.

@Bradley Penrod I saw a sfh for 385k that has a mother in law and a Separate entrance.

Colorado Springs House Hack No. 1 | Full disclosure: I told someone else to buy this but they declined, so now I am buying this house.This is a 4/2, 1.1 miles east of downtown Colorado Springs. 2 of the bedrooms and 1 of the bathrooms are located in the basement and it has a separate/exterior entrance to the basement. 

Hello Everyone. Excited to be a part of this awesome group! I am looking to make real estate investments for cash flow generation, move to Spain, and work on the projects I am interested in. I've been in investment bu...

It's at least been nice having the basement apartment and with a separate entrance so we both have plenty of space.

Just went under contract on what will be a 6/3 with separate entrance and 2nd kitchen in the basement. 

Ideally, you would want a home with a 3 car garage and then get permitting done on the 3rd car bay and change that into a small unit with it's own entrance.