My goal is to turn it into a duplex and rent out the second half to minimize my mortgage.

I invest a few hours a week -so I am not greedy - if I can do minimal work and make $10K-$20K I'm good.

Going slower allows you to minimize any mistakes and learn without losing money.

You don't indicate what day your agent contacted the other agent but usually 24 hours is enough time to get a response. 

A low HOA fee may seem like a good idea, but abnormally low HOA fees can be indicative of a board that is not reserving as much as they should.

They also want almost 12 months reserves CAM and rent averages to feel secure the owner can work through COVID going away and possibly returning again in the fall.Lenders with STNL investment grade tenants with essential businesses the lenders are not imposing those reserves and still giving great rates with minimal down.So the retail centers now for us to consider buying the cap rate has to be REALLY HIGH for dealing with that otherwise you lose one tenant and fill another one up and do a lot of treading water for not much extra additional yield.

This may cost you more upfront, but the upgrades should give you maintenance-free (or at lest minimal maintenance) for a good number of years.

I did not see one response that was in So Cal or knew PB that was indicating selling was clearly the best option.   

The only thing that would indicate that it is a second unit is that it has a full kitchen and a washer dryer.

The rise in unemployment nationally has affected our market minimally here in the Greater Boston market.What town is your multi-fam in?