There is not a bathroom in the building so unfortunately only option is a Porter Potty.

I am open to other scenarios.We have access to $200k ish in equity in our primary.We will soon have access to another $100-150k for retirement/investing/IBC/etc.I would like to move into my young family into a (new build or fully renovated side by side) duplex.

Option 2: Purchase additional properties and build portfolio I know that there are some tax implications to no having the mortgage payment to consider.

I am also nervous about it not cash flowing at all but I think buying in southern California and holding long term is an almost certain strategy to build wealth.

I have been investing in Toledo, OH since 2009 and owned 2-12 unit buildings and find they are way too hyped (read lots of guys from BP want to pay too much for them) and the reality is residents in Toledo are ultimately seeking a house with a yard and a garage so as soon as a resident improves their financial situation they move into a house.

As far as I know the well and septic are good but I will confirm with an inspection. 

I wouldn't spend too much time on low money down and how to find a deal, I would focus on building your own personal equity so you don't need to do that.

You should build versus buy.  

You need to build your team for your real estate investing business.

Does the out-of-state investor have an option to have a professional inspection done?