I would like to purchase another duplex in the near future and am looking for a possible turnkey.

Still tight but possible to find some good cashflow.

However, forgive my curiosity - I'm really just trying to soak up as much knowledge as possible.

@Stacey OlsonRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I am hopeful this in conjunction with slightly less new starts on construction will help improve permit timing and material delays.I think it is also noteworthy that R2R has been as transparent as possible, reflecting timelines as accurately as possible. 

NL is close to both 290 and the Pink Line, and close to the Medical District, great for medical staff and possibly traveling nurses.

I usually try to get 10k but sometimes its not possible and I would prefer to make something and give the investor a good deal rather than make nothing trying to move a bad deal.

Kudos to you for doing something to create a secondary income stream. there are 5 income streams in RE rentals, possibly six if you do things a certain way.The reality here is your model (buy box) is suffering from too high an entry and too high a cost of capital.

If you are willing to do some value-add, pulling off a BRRRR is still very possible, but be patient for the right deal. 

It's possible, but it can be tough.