Side note: Keep in mind some items are naturally low profit margin work and some are high profit margin work.

A break-even duplex in CA has the potential to have high cash flow in just a few years due to the following 1) low prop taxes increase of 2%/yr 2) low turnover due to rent caps 3) 7-10%/yr rent increases 4) better tax shieldingThe real question is whether you’ve underwritten the duplex correctly.

Plus I have seen and helped many people buy househacks here in SD, some working on their 3rd property now, and have 1M in equity using very low down payments to get there. 

Not too low either, you don't want to go with someone who is just focused on price as this is a quality of a not-so-great accountant.

If you are paying for the long term (annually for 6+ years) make sure your contribution matches the guideline level premium.

This is the most basic level of protection and it is not very effective, but it is still better than nothing.

Inventory is also pretty low so it's harder to negotiate better terms as a buyer in this seller's market.

just buy a turnkey househack with a low DP loan instead

I was hoping a $325 deposit would be low enough, but they still balked at that. 

You should attend and get the feel for her amazing community and the level of exellence she brings!