We got three estimates from masonry repair companies ranging from $7,500 (patch) to $35,000 ("do this repair now or you will need a major $80K repair").

What is private money going for these days with a LTV in the 55-65% range?

The vast, vast majority of the time, it's a pattern.

The cost of a cost segregation study varies but typically ranges between $1,000-$15,000.

@Rob Ross Generally speaking there are plenty of opportunities in the 8% range, and a few that go higher.

By then market rents moved up to $1,150 - $1,200 range.

somewhere in the price range of 50k-100k, because thats  what I can put a 25% down payment on.It sucks not being able to take advantage of an FHA loan for my first home purchase, but I don’t see myself moving soon because my entire family lives in LA. 

We know this because starts are in the 240,000 unit range, and construction is a pipeline that takes time.

I actually tried Cherif Medawar's program and have found Licensing Experts vastly superior in a couple of ways. 

Most are single families in the $1.5-$2M range, so we new that a duplex would be would have a much higher ARV than other duplexes in the area.