My current real estate gameplan is to long-distance BRRRR a property.

Take the time now to do it right (a la David Green's book on Long Distance Real Estate Investing) and avoid the pitfalls that Turnkey companies are fraught with. 

Potentially higher returns (though maybe not considering house hacking as an alternative)Cons of buying out of state:All the difficulties of purchasing / managing an investment property at a distance--especially as a first time investorHaving property management fees (and maybe turnkey costs) eat away at the returnMy main question is: Should I even consider buying a duplex in LA with our (potentially) short time horizon?

If heirs have their own homes, they might be glad to be rid of it, especially if they're driving a distance to take care of the property.Look for properties that have been owned for 30-40 years (or more) by same owner; owners > 70 years of age, etc. 

, social distance, and get under the hood…Existing Home Sales.

Instead of waiting to years to save up and then get started on investing, my partner and I decided to try long distance investing.

It might be easier to just buy something at or near market that is ready to go for your first out of state deal while you gain local contacts and comfort with the distance.  

I also believe we (active duty military) can manage our own properties long distance.

It will be tons of stress and headache to manage contractors from a distance.

In a hot area of Seminole Heights walking distance to bars/restaurants/parks.