I was interested at some point in investing out of state purely passively, but I didn't feel comfortable.

Has the battery in the thermostat been checked?

From a mixture of pure gentrification and the expectation of the L.A Rams stadium coming to the city, there is a plethora of amazing foreclosed homes in the busy Los Angeles area of Inglewood.

@Angel SanchezIt purely depends on you and your investment goals.

There is a huge demand not only for owner occupied 2-4 units, aka house hack, but also there is demand for pure investors not looking to owner occupy.  2-4 units are a popular investment vehicle and is loudly touted from the roof tops in my circles, REIA groups and all over the web including here where the term house hacking was invented by @Brandon Turner, though I think I personally did house hacking before him, but didn't know the term.I have related in print previously about a friend of mine who bought, a condo, 3 townhouse, a 3 unit apartment, a 4 unit apartment building and a farm; all as an owner occupant. 

Combined, I'm seeing about $2k a month in pure cash flow.

@Noah Johnson, if it is a pure investment and you will not move to part of the house and rent the ADU/DADU/Finished basement, for single family, you may need to put down a minimum of 15%.

We also road tested it and it seemed normal. we took the powertrain warranty but not the coach warranty. you might call this a starter RV, as there are no slides and no awning and smaller holding tanks and only one battery and no leveling jacks and other things missing to make it more idiot-proof.It was 5 years old and 125,000 miles at $26,000.

I currently have a condo that I used to live in and rent now but this duplex would be my first jump into a purely investment property.2 Unit rowhome in Washington DC (Top bottom).

In that sense, you'd have to compare it to the BRRR strategy, not a pure buy a hold.