I read last year in Y combinator's blog that a big play in real estate will be a company that comes out with a plan to re-purpose the existing space.

Ideally have the parcels combined first.

Combine that with traditionally strong cash flow and it beats TX hands down right now in spite of the tremendous growth and jobs in places like Dallas and Austin. 

As long as you're in the range of 15% when combined with repairs, you're probably good.

My questions are this,  would it make more  sense to purchase 2 separate properties assuming they cash flow  at least $1300 combined?

Our investment fund, which is made up of a combination of individual investor equity and our principals’ co-invested equity, acquired this office property which was often overlooked by prospective tenants due to its need for a good facelift.

I want to live in it and over the next 3 - 5 years update the kitchen, add a washer dryer things like that.

The property has a washer and drier hook-ups in a little laundry room, but I do not know where to purchase a coin operated washer/drier and or what is the going rate for this type of machine.

You can combine #2 and #3 with a duplex BRR but that also takes money and I'm not sure you have enough for a down payment never-mind an emergency fund or the funding required to do renovations. 

So, I have an idea, if we can combine everybody’s needs and import directly, we can save 50% of the retail price!