@Michael Conte hmm there doesn't appear to be an edit feature but I should add that the property is being bought with cash from a private lender with no "due on sale" clauses

FHA loans will have an upfront MIP fee (mortgage insurance premium) of 1.75% of the loan amount and a monthly MI of .85%. 

My personal favorite is "Every Landlord's Legal Guide" by NOLO because it has all the practical advice but it also has all your state-specific laws and some sample forms to use/edit. 

The tenants have been in the house a few years, have taken great care of the place, are paying premium rents, and have expressed they plan to be long term tenants living out their retirement in my rental.The tenants like to keep busy with projects.

fha allows you to put 3.5% down on a duplex....you can't really buy 3 and 4 unit properties in San Diego as they usually will not meet the self sufficiency rule of 75% of rents being able to cover the entire PITI including mortgage insurance premium (MIP). 

I attempted to "claim" the property and edit on Zillow, but was hit with this message:Since your home is listed by an agent, you will not be able to make changes to it.

East Sacramento does have quite a few duplexes near Elvas Ave and would be easier to rent out due to the neighborhood but you will be paying a premium, however, West Sacramento is closer to downtown and has an up and coming neighborhood feel.

(Edit: Just noticed you posted your email above, I'll reach out via email later this week.)Since intermittent housing isn't an issue, and I have the cash to make a down payment, I can technically begin pulling the trigger on both buying and selling anytime.

The seller gets a premium sale price and will save  $11k in commisions.

Selling them individually at the market rate I would be at 2.37M but I wanted to get your opinion if I could get a premium selling them at one at say a 4 or 5% cap rate.