I will say your capex and repairs & maintenace is probably too high at 14% of rents, 10% for the combination is probably fine unless it’s a major fixer upper. 

I bought a single family with an unfinished basement and am in process of transforming it into a duplex.

It’s definitely possible, but you either need  the ability/willingness to pay easily $1M+ If you want to be in a B or better neighborhood or you have to be fine with living in areas like Richmond or Oakland and rolling up your sleeves on a major value add deal.

I am currently a San Jose State University Senior as a Hospitality Management Major.

Send Direct Marketing targeted towards the people in areas where most owners should have mostly a majority of the market value, an area that has 30 to 40 year old houses.Either mail them in a special envelope or colorful postcard or knock on their entry door and ask them if they want to sell. 

We do use construction loans for the majority of our purchases, but if the numbers make sense, we have partnered with cash investors in the past.

Even if the city population grew by leaps and bounds (which is unlikely), it will take a good amount of time for new tenants to absorb those available SFH and MF units before major new development can occur that is financially feasible. 

The next one might be a bit larger, but they are thinking its still a few more years out.. unless something major changes in the political or economic climate.

When you have had that business for 10 years fine, but the vast majority fail within the first 1-5 years.

The house does need some work but nothing major.