It's in a transitional area, lots of activity and some really nice remodels selling well within just a couple of blocks, but there is a halfway house across the street, an abandoned property a few doors down, and there was a break-in at the duplex when the unit was vacant.I'd like to increase the curb appeal and safety "feel" of the property by adding some outdoor lighting.

@Hubert Kim @Jonathan Taylor Smith My basic tips to anyone looking to collect back rent is to be kind, reasonable, fair, patient, and stern.

The home inspector can usually verify most repairs were completed to conforming safety and national building codes and they will charge a lot smaller fee to verify repairs on a home they just inspected.

I think someone is pulling your chain.Contact the Los Angeles Department of Building and Safety.

Ideally, don't put all your eggs in one basket.. so if buying 1 duplex with cash will deplete your safety net, savings, etc... maybe consider other options?

Be patient and don’t give in to buying at a 5cap unless you just absolutely need to get rid of money and/or are ok with overpaying and getting you’re moeny back at 5% a year. 

(Thank you BiggerPockets forum for encourage us to be patient!)

Brennan Moss, very patient with answering questions and is also used by an investor I respect  http://www.pamhlaw.com/attorneys/brennan-h-moss/

Biggest challenge was being patient in the process.

Be patient, save cash and be ready when these deals start popping up.