Good luck to you as a lot of people have been impacted and I hope you can both get back to having a steady income but you are doing the right thing moving out to limit the debt you are building.  

However, that could impact your returns because you’re raising more capital than the deal actually needs, and may dilute your investors.One creative way that I discovered to make the deal work is to use some of your capital expenditure (CapEx) budget to pay the debt, assuming you don’t have an immediate need of 100% of the budget.

Being a newbie is more impactful than I thought.

Hello BiggerPockets, I went to an open house for a property that was listed as a 2 family but with only 1 electric meter, 1 forced-air gas furnace w/central air and 1 hot water heater.

What’s causing this, wondering if these are current owners seller due to COVID-19 impact on delayed or no rents from tenants.

You're going to get much better feedback from the community this way.I'm going to give you some forcefully opinionated advice: you should absolutely buy a fourplex in Greater LA and live in one of the units.

For now I'm kind of forced to be in the state because of school.

I have been reading about the 80-88% rule but I am worried it will impact my offer and not being accepted. 

You have significant opportunity here to force appreciation. 1BR C-class is $500-550, 2-BR is $600-675.

Still though, I am torn on the impact with regards to commercial businesses.