Find out what is motivating them and lean in on that.

I did consider the fact that multiples can be complex and time-consuming (which I am leaning away from). 

Contractors.Except we called it " buying a beat up hose & selling it for a profit"HGTV and GURUS  couldn't make it sound trendy though  ROFLMAO  More fun facts; The oldest contractor licensing body in the United States is the California License Board founded in 1929.Contractors are called contractors because we write Contracts.

I am leaning towards purchasing a primary that would require light-medium rehab, in the $125-175k range, possibly with less than 20% DP.

I see we're wearing our busy-body bossy pants today.  

It appears to be that their focus might lean more towards collecting money rather than providing substantial support and outcomes.

I've been looking at foreclosure auctions.  1) If I wanted to use my HELOC to bid on a property and with my LLC in mind, I'm leaning to having to fund my LLC using the HELOC, with my bid price in mind (plus other costs) and then bidding on a property and if successful, write a check from my business account. 

You can lean on the buyers/sellers agent to offer a 360 video walk through. 

If you have more working class families in your area, then I would personally lean toward the duplexes. 

Failing that, your next option is to lean on your existing lease which appears to have two sections that disagree.