There seems to be a pretty wide margin between old rundown but still expensive  duplexes (due to proximity to city center) vs more modern still extremely expensive duplexes (due to a combination of things).  

Take it and open the door wide for them on their way out.  

They offer hundreds of hours of on-line classes covering a wide range of topics plus numerous live classes (mostly in Texas) and as long as you are a member in good standing you can always call a mentor for advice and ideas.My wife and I have been flying down to Dallas and Houston for years to attend their live classes and have invested in properties both in Texas and in our home state of Michigan.You asked for numbers, so here are some numbers. 

There is such a wide range of opportunity out there but I tend to gravitate towards the smaller-tier (in terms of price) single-family homes-- in large part because that is where the bulk of my experience lies but also because of the sheer numbers of these potential deals out there (at the moment, don't have current real figures in terms of percentages of owner financing to bank financing in this area but it is significant).

Estimating the ARV at $360,000.RENTS:Rents in the area for similar units show a wide range -- $350 - $550.

Commercial loans are not as widely available as conventional residential loans, but there are many banks that do them. 

How wide is your property's trade area?

Generally $1,000-$1,500 for escrow and title plus any fees that your lender charges, which can vary widely.

It’s been awhile but I am going back in eyes wide open and doing my necessary due diligence.

I do not know where you get your numbers but prop 10 recently got whooped on a state level and that proposition was not to institute rent control but simply to allow municipalities to institute rent control where it is now banned on the state level (biggest aspect is no rent control on units built after 1995 and exempts SFR and condos from rent control state wide).