My wife and I don't go out to each much and we live relatively modestly. 

One potential route is using a FHA 203k loan for the purchase and rehab if you're okay with living in one of the units for a period of time.

Typically a furnished rental will appeal to someone coming to live in an area for a short to mid term period of time.

I have improved fair rental value and value by increasing the kitchen size; adding an island tearing down walls between the kitchen and dining area and living area, etc.It all depends on the particular property. 

I lived in NYC and worked for the city until I was terminated for not taking the covid vaccine.

I love living in CA, but if you're an investor and like to have your properties in LLCs, it kind of suck. $800 yearly tax for each LLC.

Some require you to live in the property a year before renting. 

I live in an apartment with 4 rental units and a studio.

It has two units, but the house is only a legal one family, looking to possibly purchase it and live in one of the units and rent out the other, one as a Airbnb or just as a regular rental would need to get some kind of financing to make this purchase by being only a legal one family a conventional mortgage I think would be out of the question.

Alternatively, if your daughter lives nearby, why not have her buy into it and live there?