I currently live Levittown and a house around the block from me is on the market for 1.5m.

Will be difficult because you currently live in the property . is the 2nd unit livable and just looking to renovate ? 

I think everyone's situation is different, and when one crafts their buy box, they need to consider their current family and finances.For me, when I started, I wanted to buy 2-4 unit distressed properties in neighborhoods I wanted to live. 

another property to the portfolio, and a continued relationship with a live long client

I'm assuming that this situation wouldn't pass inspection, but one could argue that all the spaces the guests have access to (i.e. bedroom, bathroom) are safe and habitable + the guests wouldn't be exposed to the kitchen.Also, do the city inspectors inspect other parts of the home the guests won't access (i.e. inspectors check the basement for water infiltration even though no guests would ever be living or even going down there). 

Easy living, comfortable furniture.

I've lived in central Texas for 44 years and never have I replaced a roof less than 20 years old.

The lot works and ok with living in one unit, just trying to find people that have executed them in Los Angeles City.

I have about $80k in a HELOC on my current home where I live.

By no means cheap but solid rent + demand, fun place to live, decent inventory (relatively speaking), and is still commutable to the city.