The owner lives in the house, but she is very friendly.

We used to live upstairs but we moved and now the upstairs is vacant.

The back living room and master bedroom are at 3.2 feet above BFE.

Understand there will be wear and tear for living in. 

If you currently own the home you live in, run the numbers on making it a rental and buying yourself a new primary.

The rentals are not in the same state we live in.

Would it make sense for you to live somewhere else and rent all 3 units to maximize the income on the property to eliminate your debt?

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I also live in CA and have no desire to buy anything here so all of my investments are out of state.

yes. probably, but I rather have my own place than pay rent. i got it for my budget, $150k. had two tenants in it already. i live on the other side.