Also, you put $0 for repairs, I'd expect to have at least some minimal expenses right away to be safe. 

Plan to purchase duplex with my money as down payment, family member to bring sweat equity and rehab the units.
I would like to maximize tax advantages.  Would there be a problem if family “partner” is staying in a u...

That is the problem with minimally-funded policies.

It sounds like it's either on autopilot now or you could spend minimal time on it for a little bit and not get hurt.   

I prefer nicer properties with minimal maintenance and quality tenants.

Are there ways to minimize capital gains ?

I have a lot of experience in real estate sales but minimal, (2 flips), when it comes to investing.So here is the situation I have been wrestling with, I now have aprox. $110k to work with, no debt, but no primary residence.

I am trying to figure out the best way to set up liability and asset protection plus minimize taxes.

The last year San Diego experienced minimal appreciation.

If they plan to come back, we will do minimal renovation in their units.