My point is; if your funds are limited, try to purchase a 4-unit property with the same amount of money, but you still need to do the math.

I know all these affect loan options but I have been hearing a lot of no's because of the new Fannie Mae regulations limiting investment loans to lenders and the fact that it is a duplex.

All tenants are month-month on leases, so in most states it wouldn't be that hard to turn the rental units.With the passing of AB 1482 in CA implementing statewide rent control starting Jan 1 2020, it seems there are some major limitations with what you can do with rent and tenants.

-Eddie 2021 VA Loan Limits for California | VALoans.com

I do understand that if I am buying and managing the property myself, all my direct expenses to manage the business are tax deductible, but since I'm thinking of investing on a turnkey basis and planning to hire a property manager for day to day operations, following would be tax deductible as a passive investor.Mortgage InterestProperty TaxProperty Management FeeDepreciationInsurancePossibility of 1031 exchange (Future)When investing via a real estate syndication as a limited partner:20% of the pass through income from the LLC is tax-deductibleThe Syndication LLC obviously would be taking the tax benefits of depreciation, property tax, mortgage interest deductions etc., but as a passive investor, is it more beneficial to invest directly in real estate than investing via a syndication? 

So guess what, that day and age when people have limited information, limited resources, limited networks, the internet has ended that age.

All of the other options come with huge potential pitfalls and limited control.

My property is in Columbus Ohio .I would reach out to @Kyle Tom.His journey in real estate began a few years back, as an electrical hardware engineer at Google in the Bay Area.

I continually find deals but utilized my limit on conventional loans and joint ventured (JV) with family members & friends motivated to invest.

Limited & Standard.