However, insurance expenses in CA aren't going down anytime soon so that could affect your profit margin.

I don’t want to pay to fix it and then for what ever reason it doesn’t close, it’s a DSCR loan under 100k so not easy to get lots of lenders for, I was thinking to buy it all cash and then refi down the road?

Quote from @AJ Cerbo: Accepting any amount of money implies you are willing to accept payments.Shut down any method of electronic payment.

I'm also open to any other feedback/ advice on how to grow my active income, its my one thing now that i'm putting my head down and focusing on!

I'd suggest networking with some of the rock star agents like @Eudith Vacio or @John Warren above to help you narrow down your search criteria. 

I would prefer emailing off some info and getting a rough quote before driving over and sitting down for a 2 hour shakedown by a new agent.I would also prefer me current agent not know I am aggressivly shopping around.I have a medium sized portfolio, 7 houses, liability, an auto, RV, renters policy etc.

And if you don't know what you're doing, it is easy to keep sending money down the drain without getting leads. 

Try to narrow down your options to the top 3-4.

Stephen,You can use a Bank Portfolio program to buy a Duplex as an investment and it only requires 15% down.

It's a fancy way of breaking down your new property into parts and depreciating some of them faster.