We can easily pull comps for you to find out what owner occupant and investor sales are doing in the neighborhood.Feel free to send me a private message if you're more comfortable not sharing the address publicly.Best of luck to you!

I am fairly flexible in my job (home health physical therapist and occupational therapist).

If she wants to do this "Legally and ethically" then she needs to reside in the home she purchased with an FHA loan for at least a year.Google "marilyn mosby mortgage fraud" to read about the mess Baltimore's States Attorney is in for claiming owner occupancy on a home she never intended to live in and then your GF can decide if she wants to take the same risk

This means that a certain percentage of the complex is owned by non-owner occupants or that one owner owns more than a certain percentage.

FHA is Not for flipping, owner occupant only, certifying you will reside there for at least a year.

etc. to the occupant of the other unit. 

Now if the current owner/occupant ends up being moved to an assisted living facility, the children aren't enamored with being a landlord, the children get job offers out-of-state and move away, etc. then you might be able to has a purely fiscal discussion about selling. 

Once you have these two numbers find out your stable value as:value = ((proformaRents * economicOccupancy) - proformaExpenses)/marketCapRateEconomic Occupancy is maximum potential rent minus physical vacancy and loss-to-lease.Discount this value by your expected profit and by immediate capex and transaction costs.

I am an active Realtor in AZ (and inactive in CA), I have purchased HUD homes as an investment, and as an owner occupant! 

I have started raising rents but at the same time wanted to be about $50-$100 below market just to ensure occupancy.