What are you seeing in those areas you've mentioned that looks like a fit for that price range?

Im open to a generous % split as long as there's a good chance of fit and long-term relationship. 

All of the duplexes in the neighborhood are white vinyl.

If it's the return you are more concerned with, you're probably looking at average 6 or 7 caps which may also be the case for many markets across the US, unless you want the higher risk that comes with 10+ caps like venturing into rough D class neighborhoods or go into markets that are much smaller, unknown, or worse  in population decline.  

I got a quote from Renewal by Anderson, and while this house is in an A+ neighborhood, the quote still seemed high. 

Currently, leaning toward buy and hold small multi family in B-C neighborhoods in Central Indiana, but not married to it. 

We're happy with our current house/neighborhood/schools, plus we have some capital to get us going.

It depends on where you are in regards to other structures if you are in a residential neighborhood of primarily SFR it may not be doable, if you are mixed in with other multifamily and commercial it might not be as big of a deal. 

This push parlayed with residents looking to escape higher-priced neighborhoods/taxes to the East, has driven JP home prices at a 17% higher clip than Chicago's average residential increase - stat from the above article. 

I believe there's opportunity in San Diego and out of state, it's a matter of what fits your criteria at the moment.