There are many great duplex's in LA from what I have seen but I am trying to get the best bang for my buck. lol The out of state is appealing but I am not sure how to handle it since I am completely new to investing.

If you can figure out what they want/need/motivates them you might be able to tailor offers to make them more appealing.  

There are two levels of appeals we can do in my state, one at the city/parish level and one at the state level. 

The house was bought for 28k and you put 8k in roof , AC, and curb appeal.

So I’m driving around, locate a multi-family property that looks appealing and I would like to contact the owner.

Regardless, I think having some diversification through property ownership is probably a very good thing and the cash flow of rental properties is what sounds very appealing to me.

I would start by improving curb appeal followed by interiors.

They use appfolio and provide photographic inspection reports quarterly.  

@Joseph MooreTo be frank, this scenario is not an appealing deal for any bank, big or small. 

However, I still want to appeal to the average consumer looking to just buy, sell or lease a property as well.