@Alecia Loveless is correct--tenants need access 24/7 to their electric service panel, water and heat, assuming those are individual utilities for each unit. 

it looks like you have found out - correctly - that the vast, vast majority of properties for sale aren't good deals from an investment perspective. 

If I'm understanding correctly this means I can't build an ADU, but if I can divide the land more evenly between the plots then maybe two single families are possible.Exciting stuff!

Looks like they’re still operating at a loss if I’m interpreting correctly.  

Will put grey epoxy with "colored sprinkles" on the surface to help seal the concrete. 

Yes Mike, you are correct, it's all about taking action.

I'd estimate your cash flow after you pay the loan payment would be $600-$800, which a lender that understands investment real estate should give you some credit for on your DTI.As for a bank, I have a specific lender at NBI that I would recommend.That 600-800 you are factoring in the HELOC repayment each month too, correct?  

It really depends on what you are looking and I think your thought process is correct.

Andrew is correct that you can get a multi family property w/ 3.5% down FHA.

All other SDIRA's, 401K's, traditional IRA except Roth IRA and Solo 401K Roth require tax be paid at the retirement age, do correct me if it's not true.Do you know about the Josh Gilmore (josh@sdirawealth) SDIRA wealth firm?