Banks have too many requirements and restrictions so less is more sometimes :) 

Are there limitations or restrictions?

I’m not sure on the laws yet in my state regarding eviction moratoriums and covid restrictions, however I know the work she is in is not shut down.

CA is mostly a 'permissive' zoning regulation and states what you can do in a zone, vs being a restrictive style of regulation which would say what you can't do in a zone. e.g. you want to find zones where storage is allowed.

Also, we have very strict COVID restrictions in WA state.

For example, I own a large amount of stock in a startup, and since it's still restricted stock from a crowdfunded start-up bank considers it nonliquid for reserve requirements. but make sure if financing on your 2nd properties to season any savings. keep the amount in savings for at least 3 months. so you don't need a letter showing where the money came from.

The impact from these restrictions and business closures will likely show up in the January figures.

Converting back to a duplexYou will need to check with local zoning restrictions to make sure that the property hasn't been rezoned since it was converted.

With a huge sellers market and restrictions/guidelines with COVID constantly changing, what kind of properties and investment strategies you are working on or on the lookout for?

Additionally, NY State has restricted landlords options when it comes to tenants.