I'm thinking vinyl, single hung, double pane will be my best bet. 

Without knowing where the property is, I bet that the units rent for 600+ each in GR.  

I think your best bet would be to house hack your way to 4 properties and then take a "mini" retirement which would allow you to take 6 months off and possibly knock 10-12 countries off your list on one big trip.  

Again, Alhambra as a whole is a safe bet to invest in as long as you're familiar with it's pockets, the demographic buyer expectations and rehabbers budgets (obviously), as long as the correct price was paid before rehab you should be fine. 

I'm betting these folks are in violation of at least one of these ordinances.And then act on it.

I have a friend who acquired 150 unit MF in Dallas in 2009 and I'm willing to bet he's generating this level of income. 

If you act alone and get in some future trouble, bet on things going badly with a judge when he finds you were booted out of the industry by HUD. 

I bet the current owner bought it for tax's or maybe paid 2 to 5k for it.. that's why he will Owner finance with 50% down he gets all his money back in the down..

I think 10% is just an illusion of safety for you.But that is just me.If I had a deal, I rather tell the seller I am cancelling the contract than giving in to greedy people (not accusing you).A good deal is a good deal, and there are legit ways to handle risk... basically eliminating it as much as you can.By doing due diligence on the house.All such things like "skin in the game" does is create a false illusion of safety.This because, me ALSO having something to lose is not making the deal any safer.

there is no way around it, you could try and bet a business loan so you could have more capital.