The fix was 6k in repairs, they called the county as the septic was passed based on permit. 

And that doesn't include other expenses.So the traditional SFH route may work eventually including appreciation and other factors, but probably not in 10 years because you need to refi and purchase other houses to make this angle work.Buying a 2/1 somewhere and living on one side is another option, as is renting both sides, but you'd have to identify an area where you can afford a duplex.

I still have to see what's happening with utilities, but right now it would cashflow anywhere from $150-$300 (depending on the loan type and DP we select) with a CoC ROI between 9.9%-10.8% (lower than some other options we're looking at, but it already has tenants...)Thoughts?

Touching base with a RE attorney might be a good idea to make sure there isn't anything specific locally that you don't want to violate. 

Following - I'm based in California

I second this - a bridge loan is probably your best option.

At the lowest rate option I'll have just enough reserves.

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