I can try to get to the next REIA  if I'm not out of town, and also I can post on their facebook page - never thought of doing that. 

What do you mean by small town?

But I would consider splitting that off into the separate unit for a rental when you sell ---  of course you'd want to run the numbers/explore the market to see whether the duplex or SFH would give you the best valuation.In an effort to produce more affordable housing, CA is in favor of garage conversions (amongst other things) to create ADUs ('accessory dwelling units'). 

Some say the best way to avoid this conflict is to wholesale/assign the property, but again I'm looking to explore if there's a simpler option.

Does anyone have a recommendation for private/government statistics which have rental vacancies rate broken down by county, town or even neighborhood?

We could possibly pull out all of our money in this scenario, but more of the cashflow would be gone due to shorter term.I could also look at hard money loans here, just haven't explored that option any more than the 3 featured for my state on Bigger Pockets website.  7% at 30 years seems to be what is coming up.My partner and I would consider private funding or even giving up a majority of the deal to put none of our own money in as two other options. 

The house is in an older part of town and has presented some unique challenges over the years. 

@Katie Fiola Jones Chi-town is the place to be...!!! 

Looking at a multifamily down there and would love to get some insight on this particular side of town.

The best way to own is to house hack, get a 2 fam with permit and town or village oversight, yes they cost more but the rental can mitigate your expenses with the rental income.