I am looking to buy an investment property with it, and any advice/guidance would be greatly appreciated.

I know I can only buy up to 4-units and I have house hacked before so I am not afraid of that investment strategy.

Not sure who buys these, but often I will see something like $475,000 duplex sales price that maybe rents for $1400/side....some $1000/side. 

Even at our crazy rates we could stick frame cheaper than you could buy almost any quality container.  

Duplex can always add additional units via the ADU laws. 8) Related to number 1, purchasing a property with an existing ADU is cheaper than buying a property and adding an ADU.

Another scenario is that we buy something in the new city at a much lower price point and use other funds. 

If you are in the area, let me know and I'll let you buy me a coffee.  

Buying my second home with traditional lending was my first step into real estate investing.

I ended up buying in Crenshaw and I liked it.

He answered my many questions, explained their products thoroughly, made closing a breeze, and will have a barrage of referrals from me as I am full time in real estate helping investors buy here.