Danny:I didn't get the sense you are so much suffering from analysis-paralysis as much as healthy dose of concern you might be stretching yourself too thin.   

You could have a stretch where you have 2 turnovers in a month to coordinate and a couple maintenance repairs come in during that time and you will be really busy.

I have run the calculations on their properties and i am stretching to get it over a 9% cash on cash. 

It sounded like you had a bit more to play with so I thought the stretch to 5% might be the best bet.

On the home stretch of the flip.

New-build properties, engineers moving, baby boomers retiring, makes the entire stretch a good formula.

The lender I was working with said since it's a duplex minimum down payment has to be 15%, plus closing costs that's a stretch.

If there is a way to make this work (legally) he will know it, but I believe that is a bit of a stretch.

A lot of investors can create passive income by being out-of-state although it does require more networking and thorough vetting of the team you work with.Getting yourself connected to a local realtor who is familiar with the investing market will then hopefully allow you to connect to boots-on-the-ground teams and property management companies who can protect your asset(s) and your interest.Right now, the mid-west markets are doing really well - you can stretch your dollar further as property is typically cheaper but still allows you to hit a great ROI with the right homes in the right areas (this is where your connections come in).Social media, like Facebook, BP, and Instagram will give you insight in narrowing down what markets may interest you most - some of these can be hard to get into so utilizing social media to your advantage to grab off-market properties in appreciating neighborhoods will be key.Best of luck to you!

Will you do interest only for 3 years and then refinance or ask for an amortized loan stretched over 30 years with a 20 year balloon.