Look for something that is just habitable enough to live in but not something super dumpy that would be appealing to cash investors where they could get a steep discount.

Should we view each unit separately or just view the duplex as one property since it’s under the same roof?

Saying roof needs replaced and septic/plumbing lines are bad and are trying to back out of lease.

I like Vegas for a few reasons personally even though there is NO turn key there1. desert air.. maintenance is minimall NO hail  no shifting foundations and no sky rocketing property tax's  ( as oppossed to Texas were all this is common place.. sky high property tax's  shifting foundations Hail ( new roofs think of your deductible)  etc etc.but there are plenty of markets out there.. as much as anything is about PM but if your in CA and in Oakland I think another good play is parts of Richmond that don't have any rent control. find those..

Just for an update, my repair costs are primarily cosmetic but I also have to add a new roof.  

It's just bricks and a roof on a slab of concrete.

She says both houses were recently updated (roofs, floors, appliances) and provided pictures of the properties. 

But here goes.....Right now my rents are 8350 per monthInsurance 2600(used to be 1600)Taxes 2800 or soWater 1500 a yearUtililities 1440(hot water only)I spent 2500 for a new roof and all appliances are less than 3 years old.

Upon move out I'll rent out the other side for $550 and move the rent up on the 3 bedroom side when possible. after move our $1200 monthlyIt has a new roof and windows.

Matt, I spoke with a company yesterday that said they do engineering in-house, and part of their package is coordinating with the customer's local building codes for the MEP, roofing, structural foundation, etc. and obtaining a (Colorado) engineering stamp.