1) Would you be selling a single family you are living in currently and then moving into the duplex?

Kicking myself for not growing our portfolio sooner but better late than never I guess.Here's the thing - We don't live in the US, my husband is a US citizen but since he hasn't lived in the US for many years he has no credit history.Now comes the fun part - we are in a lot of debt where we live (like $115k in loans).

I started off my investment journey the same way in 2021 while living in CA.

If one or both intend to live in the duplex, yes, by all means, put an agreement together.You form a California LLC with your sister and friend as managing members and then quitclaim the property into the LLC. 

I live in central Oregon, a HIGH cost of living area...I live in a great apartment complex and rents are at least $500/mo lower than a typical mortgage here.I am thinking about buying an investment BEFORE my permanent residence to keep my monthly CF and savings high.What are the pros and cons?

I live far away so we'd been talking about me putting down 67% of the down payment with him putting down 33%.

The house we live in has a 15 yr fixed mortgage of $1,600 at 4.1 interest but it is only 2 bed 1 bath just under 1,000 sq ft.

How many people will potentially live in the unit?

I go to REI meetups in Oregon where I live and Arizona where I invest.

Unfortunately, we bought the home when the rates were at all time lows, so selling or refinancing are not at all ideal at this time (I have been living in the home, she never ended up moving in, I'd prefer to stay with or without her at this point).