I want to find something local (Los Angeles area), move in, do small renovations to possibly build up more equity, do a 1031 exchange, and find something better. 

Am open to single or duplex property that is requires minimum or cosmetics renovation.

Of course, what they paid isn’t going to take into account the money they have spent on renovations or remodeling, which can be substantial.  

They've become a sort of extended family.Otherwise, I had done wholesale acquisitions and a live-in flip.I have a YouTube channel with a few videos that discuss house hunting, nuances of buying real estate in Italy and show some of our renovation process. 

@Ezra Avery you might want to read below to understand Classes of Property/Tenants.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Im currently renovating the 1st fl apt and turned on the heat.

For that same capital, I can buy a run down project and renovate.

Maybe you help manage the property for them for a small %, or give sweat equity for small cosmetic renovations?

Do you have experience managing renovations if needed? 

I have a hard money lender established to cover 80% of the purchase and 100% of the rehab, so my capital partners would be covering:20% of the purchase priceRange of $30,000-$50,000 cost of capital25% of the renovation budget (to kickstart the project while waiting for reimbursements)$25,000 contingency padAny tips would be great, and if you happen to be interested yourself I can send you more details.