I would take the million dollars to a fancy California city like San Francisco, Los Altos, or the like.Then I would use it all to buy a studio condo and rent it out for around $1000/month.

I'm a Los Angeles Realtor® working on connecting with wholesalers in the area.Any SFR wholesalers/owners in 90042 or vicinity?

Same thing here in Los Angeles.

I was born and raised in STL, just relocated to Los Angeles as well.

I'm also happy to meet and discuss with anyone making the jump as I moved here from Los Angeles eight years ago (started investing here in 2009) and it was one of the best decisions I've ever made. 

I own properties under both scenarios you describe above in Los Angeles.   

Does anyone have a mortgage program (aside from FHA please) that will allow for less than 15% down payment for a duplex (Los Angeles, Purchase price of 650K, Owner Occupied)?

My name is Uda W. and I am from Los Angeles, CA.

In Los Angeles, California.

If you want to learn more about large apartment complexes feel free to check this meetup:https://www.meetup.com/Los-Gatos-Real-Estate-Networking-Meetup/