I’ve pretty much ruled out LA for myself for 3 reasons: 1.Low cash on cash return for buy and hold investors2.The high cost of properties means I would have to sink my cash into one property versus multiple smaller ones.3.The places that can cash flow are in high crime areas (Compton, Huntington Park, etc.) and I prefer to minimize evictions and turnover.

Install new granite tops with stainless steel sink. 3.

For people who are paid every 2 weeks, they often only figure 2 paychecks into their monthly income, when in reality they should be figuring 2.167 paychecks into their income (26 pay periods in a 12 month period), or for someone paid weekly, 4.333 paychecks into their monthly income.

They are out there, you just need to do some digging.Unfortunately, your search criteria doesn't really line up with the reality of the city so it will be difficult to find what you're looking for.  

I think any of us newbies get too caught up looking for a "steal" when in reality we would win just by paying a fair price for a duplex that works.

Which is not reality.  

The reality is probably somewhere between $5000-$9000 month at 60% occupancy in many parts of the city.

But if you are looking to accomplish something else then there are other ways to accomplish it besides sinking your available cash into the houses.

Two of my lenders sent their "closing cost" estimates for a loan amount of about $50k.One guy seems to have included everything and the kitchen sink (termite inspection, entire year of home insurance, courier fee, etc). 

In reality they may both be right, just sourcing differently.