While wholesaling is probably the cheapest way to try and get into a deal, it isn't the easiest.  

Problem I see though, is Sat-Sat stays breaks the weekend in half.  

Zillow is by far the easiest application process 

If you eyeball how full the parking lot is on historic google street view, has it gone from always packed 10 years ago, to half full 5 years ago, to 1/4 full today? 

If they are supportive, but don't want to read up in the beginning, at least you have discussed it and they will come to it when they are ready (or when they get rid of you for half a year).

I am converting this back to a duplex, going to live in one half and rent out the other.

So neighborhoods haven't improved noticeably since they were half the current price.  

To qualify for REPS, the taxpayer must spend more than 750 hours per year in real estate trades or businesses in which they materially participate, and more than half of their total working hours must be spent in real estate activities.

If your rent increases just mimic inflation close to half or more if you self manage will bump your yield up and cash flow. 

We would both contribute to the rehab and I would repay her half of the initial investment.