A lot of people are moving out of California because of the pandemic, lack of economic support, and high taxes/cost of living. 

In addition, get GRANULAR on which expenses/costs are tenant responsibility vs which stay with you.

The negative is that the title ins can cost 3-4x or more than what traditional title ins will cost.

Based on the numbers you provided, your cost of capital is higher than your best case cash yield (cap rate).

The roof can last another year or so but then will cost about $20k to replace.

. $40,000 including closing cost) under my wife and my name since we will be living in 1 unit and rent the other unit out.

That was an unintended side-effect.  

@Sam GhiHave you considered buying raw land doing a solar farm, cell phone towers, or micro grid.

They may have higher insurance, maintenance, and/or property costs than you would - or maybe not, but I would double check their expenses if part of your hesitation is around the expense ratio.

I've been contacted by a few victims, not an easy choice, even sharing litigation costs, you have a difficult to enforce judgment.