I’ve found a duplex that seems to be in good condition, with both units currently rented out.

Streamline your communication process to secure quality tenants.Focus on QualityThe condition of your property matters more now than ever.

Quote from @Khon Kounbandith: The house was in good condition. 

While there are undeniable challenges—higher interest rates, tighter lending conditions, and market uncertainty—there are also unique opportunities that can make real estate a very prudent choice if approached thoughtfully.

(I also had to come to CA for health reasons, so I am not sure if that is an exception) - You can use that reason to excuse the amount of time you lived in it. 

What questions should I ask to understand the property’s condition and the heir’s willingness to sell?

Quote from @Daniel Tanasa: Another option is to get a small cash out refinance from the house you plan on fixing up, if is in financeable condition, and use that to fix it up, while still cash flowing.

She’s currently not paying rent, and while she has some health issues and no stable income, she’s been communicative and open to general talks, with a possible option to vacate through a cash-for-keys arrangement, though this might take around six weeks and some hard work.I plan to rehab the property and eventually rent it out, potentially to a Section 8 tenant.

Almost nobody in the Upper Peninsula has air conditioning though so maybe can save money on just doing a new furnace and not a full HVAC, we'll see.  

Assuming this is a clean file, with no exceptions required, most Underwriters take anywhere from 48-72 hours to review a loan and get CTC, or provide further conditions.