Base your number in between the average high and average low number

They are trying to keep West and South Torrance low density.

If you buy them low and do a quick flip and make you some money is ideal. 

An appraiser is obviously going to inspect the house and our concern is that we then would not be able to finance as a duplex, not to mention the added property taxes.Listening to Brandon Turner's The Book on Investing in Real Estate with No and Low Money Down, we thought maybe this property would be a perfect candidate for seller financing?

He's just lowered the price, has it available during the best season to have a lease signed, and has it at a low price point.

I want to take advantage of the owner-occupent low down payment and option to do a live-in flip which requires me to live there for two years.

Cut expenses down as low as possible and start building up some financial wherewithal.

Reading about Section 8 seems to be headaches but I believe since the property value is usually low it may be easy to acquire and start with.I look forward to networking, partnering, or forming think tanks with everybody.

By picking a single strategy (ex. small multi-family, single family, apartments, self-storage, mobile homes, etc.) you can concentrate your time and resources on mastering that strategy to maximize the ROI you can get.

If you want super low maintenance I personally feel newer is often safer... or be prepared to do some work!