I just help a client purchase a live-in flip househack near SDSU a 3bd/2ba 1300ish sqft with a 8000ish sqft flat lot for plan of a future ADU, in a great location, with a 5% down conventional loan with a purchase price of $645K.

It has flat land area as well as some areas in the hills and lower hills.

Purchase price: $370,000 Cash invested: $19,000 I purchased this two-flat to live in for a couple years while I rent out the bottom unit.

Or if it’s go to the sunbelt altogether?

While 6 years of flat-line may seem like it's ready for a rebound, that rebound has to be fueled by something. 

The County is pretty strict and hard to obtain a permit unless you can be a true homeshare like a home with a granny flat or you have the proper AG zoning. 

Just bought a single family that is in RT-3.5 zoning, wanting to convert to a 2-flat or duplex, is there any reason this isn’t wouldn’t be do-able as it’s already zoned for such?

The partner with cancer at minimum will have treatment, but may decide altogether to stop working.

Came back with a lowball counter which the sellers shutdown flat.

Plus, if the lot is not flat that's only going to increase the cost of the build.